Initial Study Mitigated Negative Declaration Palm Avenue Complete Multimodal Corridor Project — Imperial Beach City Council, September 2, 2026 (part 7 of 17)

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143). By 1976, Imperial Beach boasted a population of 22,100 (Adams 1976: 148).

In the 1980s through early 2000s, commercial and auto-focused development, such as gas stations, fast food restaurants, strip malls, and auto centers, continued to develop along the major arterials such as Palm Avenue (Google 2025; ParcelQuest 2025). Today, the City of Imperial Beach continues to be a tourist beach destination with approximately 400,000 visitors per year, and a population of 27,434 as of 2019 (City of Imperial Beach 2019).

Many commercial buildings along Palm Avenue were utilitarian in design, and often automobile-focused such as service stations. Small commercial establishments, including restaurants and cafes, also peppered lots near the coast along First Street, and along Palm Avenue near 2nd and 3rd streets. In circa 1963, the SR 75 portion along Palm Avenue in Imperial Beach was widened by another two lanes between 7th and 13th streets, making it a sixlane highway with three lanes in each direction (UCSB 2025; NETR 2025b). In the 1980s through 1990s, development along Palm Avenue in the project area was primary auto-focused with gas stations, fast food restaurants, strip malls, and auto centers, among other uses, which were mainly built as simple box buildings (Google 2025; ParcelQuest 2025). In the 2000s, building typologies continued to center around the automobile in addition to apartment buildings, credit unions, the Imperial Beach Health Center, and grocery stores (Google 2025; ParcelQuest 2025). By circa 2012, the Miracle Shopping District was demolished (NETR 2025a). In circa 2019, Caltrans relinquished ownership of SR75 along Palm Avenue to the City of Imperial Beach. It continues to serve as the City’s main entrance and acts as a major commercial and mixed-use arterial roadway (City of Imperial Beach 2019).

Relevant Architectural Style: Mid-Century Modern (1940-1975) Mid-Century Modern style (1940-1975) is reflective of International and Bauhaus styles popular in Europe in the early twentieth century. Early Modernists, including Rudolph Schindler, Richard Neutra, and Frank Lloyd Wright brought many elements of these design aesthetics and material experimentation to Southern California in the 1920s. The development of the Mid-Century Modern style in the United States was largely fostered by World War II.

Prominent European practitioners of the International and Bauhaus styles, namely architects Ludwig Mies Van der Rohe and Walter Gropius, fled to the United States during World War II. Following the conclusion of the war in 1945, the United States became a manufacturing and industrial leader. Materials and aesthetics evolved to reflect modern innovations that dominated design and construction following the war.

Mid-Century Modern design was embraced intellectually as a departure from the past, but it was economically appealing for its ability to be mass-produced with standardized, affordable, and replicable designs that could accommodate many programmatic needs and site requirements. There was a need for a style that could meet the demand for mass construction of many property types – from residences to schools to offices – and convey the modern sensibility of an era that valued a departure from the past; middle-class growth; economic efficiency; and new material technology. The designs rarely incorporate applied ornamentation or references to historical styles.

The Mid-Century Modern style was widely adopted in the building boom that followed World War II, particularly in the newly sprawling developments radiating from Southern California’s major urban centers including San Diego and Imperial Beach (ARG 2016: 98; Gebhard and Winter 2003; Morgan 2004; Moruzzi 2013: E6).

Character-defining features of the Mid-Century Modern style for commercial properties include:
• One- to two stories in height

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• Low, boxy, horizontal proportions
• Simple geometric forms with a lack of exterior decoration • Commonly asymmetrical
• Flat roofed without coping at roofline; flat roofs hidden behind parapets or cantilevered canopies • Expressed post-and-beam construction in wood or steel • Exterior wall materials include stucco, brick, or concrete • Mass-produced materials
• Simple windows (metal or wood) flush-mounted and clerestory • Industrially plain doors
• Floor to ceiling window walls
• Extensive use of sheltered exterior corridors, with flat or slightly sloped roofs supported by posts, piers, or pipe columns
• Modern signage
• Deeply recessed and or angled vestibules
• Integrated planters
• Projecting vertical elements
Car Washes
Car washes show how a building type’s “design and site layout are shaped by accommodation to the needs of automobile as well as the stylistic and economic trends of the day” (Prosser and Herrick 2016: 57). Early car washes were typically part of service stations or parking garage, with a vehicle remaining stationary to be washed hand. By the late 1920s,there were some experiments in stand-alone facilities with semi-mechanized features and a linear concept. In the late 1930s, experiments in a mechanized linear car wash assembly-lines had developed further; however, it was not until the mid-1950s that the linear concept was fully mechanized (Prosser and Herrick 2016: 53). Car washes in this period were simple long, rectilinear pavilions that pulled or pushed a car mechanically and had large washers and dryers with attendants stationed at key points to facilitate the process (Prosser and Herrick 2016: 53). The simplicity and form of these carwashes lent themselves to the use of Googie elements to appeal to passing motorists, usually with tall pylons and exuberant signage. Car washes were ubiquitous in the 1960s, but by the end of the decade, Googie was out of fashion and “along with it, the structural expressionism of the car wash” (Prosser and Herrick 2016: 58). In the 1970s, car wash forms were streamlined, technology standardized, and the linear car wash “often retreated into a factory-like enclosed building” (Prosser and Herrick 2016: 57) with minimal ornamentation.

Character-defining features of car washes include (Prosser and Herrick 2016: 58):
▪ Retains most of the essential character defining features of the type ▪ May have Googie or programmatic elements, particularly signage and pylons ▪ Of the layouts typical of adapting to the needs of the automobile, specifically the linear layout that allowed movement through different stages of the washing process ▪ May be associated with particular companies and/or architects/designers

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Property History
Since its construction circa 1978, the subject property has operated as a car wash. By 1979, it was called the Imperial Beach Car Wash. It became the All American Car Wash by 1993, one of three locations in South Bay San Diego County operated by All American. Prior to the site’s development as a car wash, it was the Mark Wall Shell Service Station which was constructed circa 1953 (IBSN 1979: 26; IBSN 1980: 32; The Star-News 1993: 20; Chula Vista Star-News 1956: 3; NETR 2025a).

Statement of Significance
Under NRHP and CRHR Criteria A/1, the property at 1158 Palm Avenue lacks a direct and important association with any event significant in local, state, or national history. The commercial property was constructed circa 1978, following a decades-long pattern of commercial development along Palm Avenue that intensified following World War II’s conclusion in 1945. While post-war commercial development along Palm Avenue is an important local trend, construction along Palm Avenue had slowed by the end of the 1970s. As such, the subject property post-dates the significant period of post-World War II development in Imperial Beach and instead represents the general, more sporadic extension of commercial development along Palm Avenue that has continued to the present day. It is a standard car wash that does not appear to have been innovative within the industry generally or within Imperial Beach specifically. It is also not known to be directly associated with any events that have made a significant contribution to the history of Imperial Beach, San Diego County, California, or the nation. Research also did not identify a significant historical event that occurred on the property. Therefore, the subject property does not meet NRHP Criterion A or CRHR Criterion 1 and is recommended not eligible.

Under NRHP and CRHR Criteria B/2, the property at 1158 Palm Avenue lacks a significant association with the productive life of any person important in local, state, or national history. The proeprty has operated as a car wash under various names including Imperial Beach Car Wash and All American Car Wash; however, research did not identify any particular individuals associated with the ownership or operation of the subject property. Due to a lack of identified significant associations with any persons important in our past, the property is recommended not eligible under NRHP Criterion B or CRHR Criterion 2.

Under NRHP and CRHR Criterion C/3, the commercial building at 1158 Palm Avenue does not fully embody the distinctive characteristics of any architectural style, nor is it known to represent the work of a master, possess high artistic value, or be a component of a potential or existing historic district. The subject property is an architecturally undifferentiated late-1970s car wash with no particular style. The subject property does not embody any particular design or aesthetic trends within the history of car wash design; as late-1970s car wash, it was constructed after the hey-day of Googie expressionism that characterized earlier car washes and represents a linear, enclosed, mechanized car wash as they were standardized in the 1970s. It is a common example of its type, and there are other examples in Imperial Beach, San Diego County, California, and the nation. Overall, the property lacks sufficient design and construction value to meet NRHP Criterion C or CRHR Criterion 3.

Under NRHP and CRHR Criteria D/4, the subject property is not significant as a source, or likely source, of important historical information, nor does it appear likely to yield important information about historic construction methods, materials, or technologies. This technology is well understood through contemporary trade journals and scientific

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monographs. As such, the property lacks significance under NRHP Criterion D and CRHR Criterion 4.

Integrity Considerations
Because the subject property lacks sufficient significance to meet any of the criteria for listing in the NRHP or CRHR, an integrity analysis was considered immaterial. To be eligible for listing in either register, a resource must first meet one or more of the significance criteria outlined above before a determination can be made as to whether the resource retains its historic character and can convey its significance. In the case of the subject property, the evaluation found that it lacked the necessary significance to warrant further analysis of its physical and historic integrity.

Summary of Evaluation Findings
The subject property was evaluated in consideration of NRHP and CRHR criteria and integrity requirements. As a result of the evaluation, the subject property is recommended not eligible for inclusion in the NRHP or CRHR due to a lack of significant associations and architectural merit. The subject property is not currently designated or listed under any national, state, or local landmark programs, nor has it been previously identified as eligible for local designation by any historical resource surveys
References (cont.)
Adams, Freda Compton Elliot. 1976. A History of Imperial Beach. Accessed in-person at the San Diego County Library – Imperial Beach Branch, June 2025.

Chula Vista Star-News. 1956. "Thieves Hit beach Area Market, Station, Stores." Newspapers.com: Chula Vista StarNews (Chula Vista, CA), 3. August 16, 1956.

City of Imperial Beach. 2019. City of Imperial Beach General Plan/Local Coastal Program Land Use Plan. Accessed online on June 12, 2025.

City of Imperial Beach. 2024. General Plan & Local Coastal Plan. Adopted October 19, 1994. Updated June 2024.

Accessed June 5, 2025. https://imperialbeachca.gov/DocumentCenter/View/2388/General-Plan-LCPUpdated-2024.

Daugherty, Patrick. 1994. “A Little History on Imperial Beach.” San Diego Reader. Accessed June 4, 2025. https://www.sandiegoreader.com/news/1994/dec/08/little-history-imperial-beach/.

Google. 2025. “Imperial Beach [aerial image].” Google Imagery. Mountainview, California: Google Imagery.

Accessed June 3, 2025.

IBSN (Imperial Beach Star-News). 1979. "Public Notices - Notice to Creditors of Bulk Transfer." Newspapers.com:

Imperial Beach Star-News (Imperial Beach, CA), 26. December 9, 1979.

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IBSN. 1980. "Classified - Imperial Beach Car Wash." Newspapers.com: Imperial Beach Star-News (Imperial Beach, CA), 32. May 11, 1980.

NETR (Nationwide Environmental Title Research, LLC). 2025a. Historic Aerial Photographs of the Imperial Beach Project Area, Imperial Beach, CA, dating from 1953, 1964, 1966, 1978, 1980, 1981, 1982, 1983, 1984, 1985, 1986, 1987, 1988, 1989, 1990, 1991, 1993, 1994, 1995, 1996, 1997, 1998, 1999, 2000, 2002, 2003. 2005, 2009, 2010, 2012, 2014, 2016, 2019, 2020, and 2022. Accessed June 4, 2025. https://www.historicaerials.com/viewer.

NETR (Nationwide Environmental Title Research, LLC). 2025b. Historic Topographic Maps of the Imperial Beach Project Area, Imperial Beach, CA, dating from 1904, 1908, 1911, 1915, 1920, 1928, 1932, 1941, 1943, 1955, 1960, 1962, 1977, 2002, 2012, 2015, 2018, and 2021. Accessed June 4, 2025. https://www.historicaerials.com/viewer.

South Bay Historical Society Bulletin. 2016. Historic Sites of Imperial Beach. Issue Number 12. April. http://sunnycv.com/history/bulletin/12.pdf
The Star-News. 1993. "Coupons - All American Car Wash." Newspapers.com: The Star-News (Chula Vista, CA), 20.

August 7, 1993.

UC Santa Barbara. 2025. Historic Aerial Photographs of the Imperial Beach Project Area, Imperial Beach, CA, dating from 1963. Accessed June 4, 2025. https://mil.library.ucsb.edu/ap_indexes/FrameFinder/.

Photographs (cont.)

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Photo 2. West elevation of 1158 Palm Avenue, view to the northeast Source: Dudek 2025

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*P11. Report Citation: (Cite survey report and other sources, or enter "none.") Dudek. 2025. Palm Avenue Complete Multimodal Corridor Project, Imperial Beach, California. Prepared for CR ASSOCIATES. *Attachments: ☐ NONE ☒Location Map ☒Continuation Sheet ☒Building, Structure, and Object Record ☐Archaeological Record ☐District Record ☐Linear Feature Record ☐Milling Station Record ☐Rock Art Record ☐Artifact Record ☐Photograph Record ☐Sketch Map ☐Other (List):

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NRHP Status Code 6Z
Other Listings
Review Code Reviewer Date
P1. Other Identifier: Map ID 15
*P2. Location: ☐ Not for Publication ☒ Unrestricted *a. County San Diego and (P2c, P2e, and P2b or P2d. Attach a Location Map as necessary.) *b. USGS 7.5' Quad Imperial Beach, Calif. Date 2018 T 18S; R 2W; SW ¼ of SW ¼ of Sec 20; San Bernardino B.M. c. Address 1180 Palm Avenue City Imperial Beach Zip 91932 d. UTM: (Give more than one for large and/or linear resources) Zone mE mN e. Other Locational Data: (e.g., parcel #, directions to resource, elevation, decimal degrees, etc., as appropriate) APN 626-230-05-00
*P3a. Description: (Describe resource and its major elements. Include design, materials, condition, alterations, size, setting, and boundaries)
The subject property at 1180 Palm Avenue consists of an irregular plan, one-story commercial building. The building is topped with a crimped metal hipped roof featuring a parapet and overhanging closed eaves. Cladding is primarily painted stucco on all elevations (Photograph 1). The primary elevation is asymmetrical and features two wood clapboard clad projecting rectangular massings with flat roofs. A set of metal frame fully glazed doors and a single fully glazed door on the primary elevation provide access to the building. Fenestration includes grouped, metal-sash storefront windows, and a metal-sash sliding drive-thru window on the west elevation.
*P3b. Resource Attributes: (List attributes and codes) HP6. 1-3 Story Commercial Building *P4. Resources Present: ☒Building ☐ Structure ☐ Object ☐ Site ☐ District ☐ Element of District ☐ Other (Isolates, etc.) P5b. Description of Photo: Photo 1,
Primary (south) elevation, view to
the north (Google Maps)
*P6. Date Constructed/Age and
Sources:
 Historic  Prehistoric  Both
1974 (San Diego County Assessor’s
Office)
*P7. Owner and Address:

Imperial Beach Palm LLC
640 Rosecrans Street
San Diego, CA 92106
*P8. Recorded by:

Claire Cancilla, MSHP (Dudek)
605 Third Street
Encinitas, CA 92024
*P9. Date Recorded:

June 5, 2025
*P10. Survey Type: Intensive
P5a. Photograph 1

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*Resource Name or # (Assigned by recorder) 1180 Palm Avenue DPR 523B *Required Information
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BUILDING, STRUCTURE, AND OBJECT RECORD
B1. Historic Name: Burger King
B2. Common Name: N/A
B3. Original Use: Fast food drive-thru restaurant
B4. Present Use: Fast food drive-thru restaurant
*B5. Architectural Style: N/A
*B6. Construction History: (Construction date, alterations, and date of alterations) The subject property was constructed in 1974 (San Diego County Assessors Office; the building was substantially altered between 2011 and 2013. See Continuation Sheet.
*B7. Moved? ☒No ☐Yes ☐Unknown Date: Original Location:
*B8. Related Features: N/A
B9a. Architect: Unknown b. Builder: Unknown
*B10. Significance: Theme N/A Area: N/A
Period of Significance N/A Property Type N/A Applicable Criteria N/A (Discuss importance in terms of historical or architectural context as defined by theme, period, and geographic scope. Also address integrity.)
1180 Palm Avenue does not meet any of the criteria for listing in the National Register of Historic Places (NRHP) or California Register of Historical Resources (CRHR). The property was evaluated in accordance with Section 106 of the National Historic Preservation Act (Section 106) and Section 15064.5 (a)(2)-(3) of the CEQA Guidelines using the criteria outlined in Section 5024.1 of the California Public Resources Code. The property is not considered a historic property for the purposes of Section 106 or a historical resource under CEQA. As such, this evaluation assigns a 6Z California Historical Resources Status Code to 1180 Palm Avenue. See Continuation Sheet.

B11. Additional Resource Attributes: (List attributes and codes) None
*B12. References: See Continuation Sheet
B13. Remarks: None
*B14. Evaluator: Claire Cancilla, MSHP
*Date of Evaluation: June 15, 2025
(This space reserved for official comments.)

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*Map Name: Imperial Beach, CA *Scale: 1:24,000 *Date of Map: 1996 (2002 ed.) DPR 523J * Required information
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Description (cont.)
Additionally, the rear (north) elevation features an attached ancillary shed. Concrete driveways on Palm Avenue and Twelfth Street lead to an asphalt parking lot surrounding the building. Landscaping includes lawns, trees, and shrubs. The historic property boundary is limited to the legal parcel boundary of APN 626-230-05-00. The subject property, while heavily altered, is in good overall condition. See Continuation Sheet.

Construction History (cont.)
Circa 2011, the subject property underwent extensive alterations (Exhibit 1). These changes include new cladding, new windows, new roof cladding material, addition of a new primary (south) and secondary (east) entrances, enclosure of an outdoor patio on south and east elevation, and a new drive-thru window on the west elevation.

Exhibit 1. 1180 Palm Avenue in 2011 prior to alterations (top) and 1180 Palm Avenue property as it appears today (bottom), view to the northeast
Source: Google Maps

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Significance (cont.)
Historic Context
Imperial Beach developed its early infrastructure throughout the 1940s with newly paved streets, streetlights, and the completion of a new community center on 19th Street (Adams 1976: 71; Daugherty 1994). Numerous civic groups were formed in the 1940s to aid community development, such as the Imperial Beach Civic Group (1945), Sanitary District (1949), and Imperial Beach Fireman’s Auxiliary (1949), among others. By 1949, the South Bay area’s population reached approximately 9,600. Housing, as shown in a 1953 aerial, was composed of several subdivisions north and south of Palm Avenue, in and near the coastal area—most of which were single-story Ranch and Minimal Traditional style tract homes. North and south of Palm Avenue, between 9th and 13th streets, housing remained scattered with some undeveloped residential lots throughout. Similarly, in 1953, several housing subdivisions were north of Imperial Beach Boulevard near the coast, as well as some scattered residences north and south of the boulevard further inland (NETR 2025a). An aerial ten years later shows that nearly all vacant lots north and south of Palm Avenue were infilled and much of the vacant land was also developed north and south of Imperial Beach Boulevard (UCSB 2025). To service the growing population, commercial development took flight in Imperial Beach in the late 1940s through early 1950s (Adams 1976:72,75,87).

Notable post-World War II commercial development includes the 1948 Miracle Shopping District on the south side of Palm Avenue (demolished circa 2012), between Delaware and 9th streets, constructed by family builders Andrew, Mary, and Clem E. Norcross, along with Mr. and Mrs. John Frier. The Miracle Shopping District served as Imperial Beach’s first strip mall where shoppers could find a cluster of stores in one location. Also in 1948, the Norcross family built the town’s first civilian theater at 9th Street and Palm Avenue, which was later extended to Delaware Street (Adams 1976: 87-88). In 1950, The Clothesline department store, located in Palm City, opened its second location at 1003 Palm Avenue in Imperial Beach. According to local historian Freda Compton Elliott Adams, it was “the largest and most modern store of any erected in the Palm Avenue Shopping area or anywhere in the Palm City-Imperial Beach area at that time” (Adams 1976: 90). The Clothesline operated its Palm Avenue location until it closed in 1964.

By 1955, numerous businesses were established in Imperial Beach and particularly along Palm Avenue. By July 18, 1956, Imperial Beach incorporated as San Diego County’s tenth city, ranging four-and-a-half square miles. Cecil H.

Gunthrop served as the City’s first mayor, with Miles Bowler as vice-mayor (Adams 1976: 105). City Hall first occupied a fire station building at 166 Palm Avenue in the late 1950s. However, by March 22, 1963, construction began on the new Civic Center (City of Imperial Beach 2024; Daugherty 1994). In 1972, A 15-acre park across from City Hall at 840 Coronado Avenue opened as Marina Vista Park (later renamed Veterans Park) (Adams 1976:
143). By 1976, Imperial Beach boasted a population of 22,100 (Adams 1976: 148).

Many commercial buildings along Palm Avenue were utilitarian in design, and often automobile-focused such as

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service stations. Small commercial establishments, including restaurants and cafes, also peppered lots near the coast along First Street, and along Palm Avenue near 2nd and 3rd streets. In circa 1963, the SR 75 portion along Palm Avenue in Imperial Beach was widened by another two lanes between 7th and 13th streets, making it a sixlane highway with three lanes in each direction (UCSB 2025; NETR 2025b). In the 1980s through 1990s, development along Palm Avenue in the project area was primary auto-focused with gas stations, fast food restaurants, strip malls, and auto centers, among other uses, which were mainly built as simple box buildings (Google 2025; ParcelQuest 2025). In the 2000s, building typologies continued to center around the automobile in addition to apartment buildings, credit unions, the Imperial Beach Health Center, and grocery stores (Google 2025; ParcelQuest 2025). By circa 2012, the Miracle Shopping District was demolished (NETR 2025a). In circa 2019, Caltrans relinquished ownership of SR75 along Palm Avenue to the City of Imperial Beach. It continues to serve as the City’s main entrance and acts as a major commercial and mixed-use arterial roadway (City of Imperial Beach 2019).

Drive-Thru Restaurant
Drive-thru commercial buildings generally are typified by several broad features: they provide goods or services to customers while the customers remain in their automobile, they highlight the interaction between the service provider and the auto-borne customer, and they are developed on sites that provides maneuvering space of the interaction between automobiles and the building (Prosser and Herrick 2016: 69). These building types became more popular in the 1920s, concurrent with increased access to the automobile. Drive thru restaurants in Southern California originated with the Pig Stand food chain; however, it was not until the end of World War II (1945) that the drive-thru restaurant came into its own as a building type (Herrick and Proctor 2016: 75). The earliest documented drive-thru in Southern California was an In-N-Out Burger stand that was established in Baldwin Park in 1948 (Prosser and Herrick 2016: 75). The proliferation of drive-thru restaurants was interconnected to the post-war boom in car sales, auto-oriented culture, and freeway construction Many fast food brands still in operation today originated where founded in Southern California during and in the two decades following World War II, including Tommy’s (1946), Jack in the Box (1951), Carl’s Junior (1961), and Wienerschnitzel (1961), among many others (Visit California 2025; Prosser and Herrick 2016: 75). Drive-thru restaurants were often designed with elements of Programmatic, Google, or mid-Century Modern elements to appeal to passing motorists and create an identifiable brand identify. Early examples of drive-thru restaurants have the point of contact between a drive and restaurant as a primary architectural feature of the building, with the drive-thru or drive-up window being placed on the primary elevation and were “announced with a dominant canopy or shapes the layout of the building by means of a bisecting breezeway. Either way, the point of contact is celebrated and leaves no doubt as to the importance of the drive-thru purpose of the building” (Prosser and Herrick 2016: 75).

However, as these brands expanded outside of Southern California and throughout the county in the 1970s and beyond, designs became increasingly standardized for scalability and cost efficiency. These later restaurants often followed uniform designs and tended to be more utilitarian or simplified than their predecessors, frequently utilizing prefabricated components. On these later examples, the Drive-thru point of contact windows were frequently situated on the side or rear of a structure and are not intended to be an architectural feature of note (Prosser and Herrick 2016: 75).

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Character-defining features of drive-thru restaurants include (Prosser and Herrick 2016: 79):
• Retains most of the essential character defining features of the type • Drive-thru features are still readable from the period of significance • Of a style or mixture of styles typical of the period of construction such as Mid-Century Modern, Googie, and Programmatic
• Of the design and layout typical of adapting to the needs of the automobile (e.g. approach and departure drive to and from point of service, architectural differentiation of point of service) • Typically associated with a particular company and/or architects/designers • Signage may be prominent
Property History
Since its construction in 1978, the subject property has been a fast food drive-thru Burger King. Burger King was founded in Miami Florida in 1954. The founders, James W. McLamore and David Edgerton, began to franchise the business in 1959 and the restaurant quickly became a national chain, and expanded outside the United States beginning in 1963. The company was sold to the Pillsbury Company in 1967 and has undergone numerous acquisitions in the succeeding decades. As of 2018, there were nearly 18,000 Burger Kinds globally (IBSN 1983:
24; IBSN 1988: 9; Encyclopedia Britannica 2025).

Statement of Significance
Under NRHP and CRHR Criteria A/1, the property at 1180 Palm Avenue lacks a direct and important association with any event significant in local, state, or national history. The commercial property was constructed circa 1978, following a decades-long pattern of commercial development along Palm Avenue that intensified following World War II’s conclusion in 1945. While post-war commercial development along Palm Avenue is an important local trend, construction along Palm Avenue had slowed by the end of the 1970s. As such, the subject property postdates the significant period of post-World War II development in Imperial Beach and instead represents the general, more sporadic extension of commercial development along Palm Avenue that has continued to the present day. It is a standard drive-through fast food restaurant that does not appear to have been innovative within the industry generally or within Imperial Beach specifically. It is also not known to be directly associated with any events that have made a significant contribution to the history of Imperial Beach, San Diego County, California, or the nation. Research also did not identify a significant historical event that occurred on the property. Therefore, the subject property does not meet NRHP Criterion A or CRHR Criterion 1 and is recommended not eligible.

Under NRHP and CRHR Criteria B/2, the property at 1180 Palm Avenue lacks a significant association with the productive life of any person important in local, state, or national history. Research did not identify any particular individuals associated with the ownership or operation of the subject property and there is no information to indicate that the founders of Burger King, James W. McLamore and David Edgerton, had any direct associations with the subject property. Due to a lack of identified significant associations with any persons important in our past, the property is recommended not eligible under NRHP Criterion B or CRHR Criterion 2.

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CONTINUATION SHEET Trinomial
Under NRHP and CRHR Criterion C/3, the commercial building at 1138 Palm Avenue does not fully embody the distinctive characteristics of any particular Modern architectural style, nor is it known to represent the work of a master, possess high artistic value, or be a component of a potential or existing historic district. Originally constructed as a fast-food drive-thru in 1978, the property was significantly altered circa 2014 to its current appearance, which involved new cladding, new windows, new roof cladding material, addition of a new primary (south) and secondary (east) entrances, enclosure of an outdoor patio on south and east elevation, and a new drive-thru window on the west elevation. As an undistinguished example of modern commercial architecture from the late-1970s, the subject property lacks sufficient design and construction value to meet NRHP Criterion C or CRHR Criterion 3.

Summary of Evaluation Findings
The subject property was evaluated in consideration of NRHP and CRHR criteria and integrity requirements. As a result of the evaluation, the subject property is recommended not eligible for inclusion in the NRHP or CRHR under all listing criteria due to a lack of significant associations and architectural merit. The subject property is not currently designated or listed under any national, state, or local landmark programs, nor has it been previously identified as eligible for local designation by any historical resource surveys References (cont.)
Adams, Freda Compton Elliot. 1976. A History of Imperial Beach. Accessed in-person at the San Diego County Library – Imperial Beach Branch, June 2025.

City of Imperial Beach. 2019. City of Imperial Beach General Plan/Local Coastal Program Land Use Plan. Accessed online on June 12, 2025.

City of Imperial Beach. 2024. General Plan & Local Coastal Plan. Adopted October 19, 1994. Updated June 2024.

Accessed June 5, 2025. https://imperialbeachca.gov/DocumentCenter/View/2388/General-Plan-LCPUpdated-2024.

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*Recorded by: Claire Cancilla MSHP, Dudek *Date: June 5, 2025 ☒ Continuation ☐ Update DPR 523L * Required information
State of California - The Resources Agency Primary#
DEPARTMENT OF PARKS AND RECREATION HRI #
CONTINUATION SHEET Trinomial
Daugherty, Patrick. 1994. “A Little History on Imperial Beach.” San Diego Reader. Accessed June 4, 2025. https://www.sandiegoreader.com/news/1994/dec/08/little-history-imperial-beach/.

Enclopaedia Britannica. 2025. "Burger King Corporation." Accessed June 2025. https://www.britannica.com/money/Burger-King-Corporation.

Google. 2025. “Imperial Beach [aerial image].” Google Imagery. Mountainview, California: Google Imagery.

Accessed June 3, 2025.

IBSN (Imperial Beach Star-News). 1983. "Public Notices - Notice of Public Hearing City of Imperial Beach." Newspapers.com: Imperial Beach Star-News Imperial Beach, CA) 24. June 12, 1983.

IBSN. 1988. "Sheriff's Blotter." Newspapers.com: Imperial Beach Star-News Imperial Beach, CA) 9. March 13, 1988.

ParcelQuest. 2025. Property Data Information. Accessed June 3, 2025. https://www.parcelquest.com/ Prosser, Daniel, Ph.D. and Daniel Herrick. 2016. “Los Angeles Historic Context Statement. Context:

Commercial Development, 1850-1980. Theme: Commercial Development and the Automobile, 1910- 1970.” Prepared for City of Los Angeles Department of City Planning Office of Historic Resources.

Accessed June 2025. https://planning.lacity.org/odocument/3007ea6e-c4dd-42ec-bedeb109293f2873/CommercialDevelopmentandtheAutomobile_1910-1970.pdf.

South Bay Historical Society Bulletin. 2016. Historic Sites of Imperial Beach. Issue Number 12. April. http://sunnycv.com/history/bulletin/12.pdf
UC Santa Barbara. 2025. Historic Aerial Photographs of the Imperial Beach Project Area, Imperial Beach, CA, dating from 1963. Accessed June 4, 2025. https://mil.library.ucsb.edu/ap_indexes/FrameFinder/.

Visit California. 2025. "California: The Birthplace of Fast Food." Accessed June 2025. https://www.visitcalifornia.com/experience/california-birthplace-fast-food/.

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The subject property is a one-story, rectangular plan strip mall constructed of concrete block and clad in stucco with a concrete foundation. The west half of the building (1200 Palm Avenue) was added circa 1978 per aerial photographs (NETR 2025a) and has a flat roof with overhanging eaves. Fenestration on 1200 Palm Avenue consists of metal-frame picture windows and two entrances, which are metal frame full-lite doors with security bars. The east half of the building (1220 Palm Avenue) appears to have been altered with the addition of non-original stucco frontage and pillars abutting the primary entrance, which consist of a full-lite metal door and metal fixed-frame windows. See Continuation Sheet. *P3b. Resource Attributes: (List attributes and codes) HP6. 1-3 Story Commercial Building *P4. Resources Present: ☒Building ☐ Structure ☐ Object ☐ Site ☐ District ☐ Element of District ☐ Other (Isolates, etc.) P5b. Description of Photo: Photo 1,
Primary (south) elevation, view
looking north
*P6. Date Constructed/Age and
Sources:  Historic
1220 Palm Avenue: 1974 (San
Diego County Assessor’s Office);
1200 Palm Avenue: circa 1980
(NETR 2025a)
*P7. Owner and Address:

B&B Investments LLC
151 Broadway
Chula Vista, CA 91910
*P8. Recorded by:

Claire Cancilla, MSHP (Dudek)
605 Third Street
Encinitas, CA 92024
*P9. Date Recorded:

June 5, 2025
*P10. Survey Type: Intensive
P5a. Photograph 1

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*Resource Name or # (Assigned by recorder) 1200-20 Palm Avenue DPR 523B *Required Information
State of California - The Resources Agency Primary #
DEPARTMENT OF PARKS AND RECREATION HRI#

BUILDING, STRUCTURE, AND OBJECT RECORD
B1. Historic Name: Palm Avenue Market & Liquor; Super Wash ‘n Dry; Circle K Market; U-totem; Kragen Auto Parts/Precision Foreign Car Service; WY Market
B2. Common Name: N/A
B3. Original Use: Commercial
B4. Present Use: Commercial
*B5. Architectural Style: None
*B6. Construction History: (Construction date, alterations, and date of alterations) The property at 1220 Palm Avenue was constructed in 1974 (San Diego county Assessor) with the west half sited at 1200 Palm Avenue added circa 1978 (NETR 2025). Observed alterations include: replacement metal frame-windows; re-stucco; replacement doors on primary (south) elevation; likely re-model of primary south elevation of 1220 Palm Avenue with new stucco store frontage and pillars. *B7. Moved? ☒No ☐Yes ☐Unknown Date: Original Location:
*B8. Related Features: N/A
B9a. Architect: Unknown b. Builder: Unknown
*B10. Significance: Theme N/A Area: N/A
Period of Significance N/A Property Type N/A Applicable Criteria N/A (Discuss importance in terms of historical or architectural context as defined by theme, period, and geographic scope. Also address integrity.)
1200-20 Palm Avenue does not meet any of the criteria for listing in the National Register of Historic Places (NRHP) or California Register of Historical Resources (CRHR). The property was evaluated in accordance with Section 106 of the National Historic Preservation Act (Section 106) and Section 15064.5 (a)(2)-(3) of the CEQA Guidelines using the criteria outlined in Section 5024.1 of the California Public Resources Code. The property is not considered a historic property for the purposes of Section 106 or a historical resource under CEQA. As such, this evaluation assigns a 6Z California Historical Resources Status Code to 1200-20 Palm Avenue. See Continuation Sheet.

B11. Additional Resource Attributes: (List attributes and codes) None
*B12. References: See Continuation Sheet
B13. Remarks: None
*B14. Evaluator: Claire Flanegin, MA
*Date of Evaluation: June 15, 2025
(This space reserved for official comments.)

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*Map Name: Imperial Beach, Calif. *Scale: 1:24,000 *Date of Map: 1996 (2002 ed.) DPR 523J * Required information
State of California - The Resources Agency Primary #
DEPARTMENT OF PARKS AND RECREATION HRI#
LOCATION MAP Trinomial

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*Recorded by: Claire Cancilla, MSHP, Dudek *Date: June 5, 2025 ☒ Continuation ☐ Update DPR 523L * Required information
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DEPARTMENT OF PARKS AND RECREATION HRI #
CONTINUATION SHEET Trinomial
Description (cont.)
There is a concrete parking lot at the front (south) of the property with a stand-alone metal post sign advertising the businesses operating from the property, which is accessible via 12th Street to the west and an unnamed alley to the east. The property does not display character-defining features of any particular style. The historic property boundary is limited to the legal parcel boundary of APN 626-241-27-00. The subject property is in overall good condition.

Significance (cont.)
Historic Context
Imperial Beach developed its early infrastructure throughout the 1940s with newly paved streets, streetlights, and the completion of a new community center on 19th Street (Adams 1976: 71; Daugherty 1994). Numerous civic groups were formed in the 1940s to aid community development, such as the Imperial Beach Civic Group (1945), Sanitary District (1949), and Imperial Beach Fireman’s Auxiliary (1949), among others. By 1949, the South Bay area’s population reached approximately 9,600. Housing, as shown in a 1953 aerial, was composed of several subdivisions north and south of Palm Avenue, in and near the coastal area—most of which were single-story Ranch and Minimal Traditional style tract homes. North and south of Palm Avenue, between 9th and 13th streets, housing remained scattered with some undeveloped residential lots throughout. Similarly, in 1953, several housing subdivisions were north of Imperial Beach Boulevard near the coast, as well as some scattered residences north and south of the boulevard further inland (NETR 2025a). An aerial ten years later shows that nearly all vacant lots north and south of Palm Avenue were infilled and much of the vacant land was also developed north and south of Imperial Beach Boulevard (UCSB 2025). To service the growing population, commercial development took flight in Imperial Beach in the late 1940s through early 1950s (Adams 1976:72,75,87).

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*Recorded by: Claire Cancilla, MSHP, Dudek *Date: June 5, 2025 ☒ Continuation ☐ Update DPR 523L * Required information
State of California - The Resources Agency Primary#
DEPARTMENT OF PARKS AND RECREATION HRI #
CONTINUATION SHEET Trinomial
In the 1980s through early 2000s, commercial and auto-focused development, such as gas stations, fast food restaurants, strip malls, and auto centers, continued to develop along the major arterials such as Palm Avenue (Google 2025; ParcelQuest 2025). Today, the City of Imperial Beach continues to be a tourist beach destination with approximately 400,000 visitors per year, and a population of 27,434 as of 2019 (City of Imperial Beach 2019).

Strip Mall
The so-called strip mall first emerged as a distinct and identifiable commercial property type during the late 1940s.

Commercial space in cities traditionally revolved around the pedestrian as well as the architectural forms that originated in the urban core, including storefronts placed along the front of the property lines along both sides of the street. This spatial order was not easily jettisoned in American cities and towns during the early post-World War II era. With the rise in automobile ownership, however, vehicular congestion caused by on-street parking had become a recognized problem in urban areas across the country. The automobile forced urban planners, architects, and developers to think about architecture in an entirely new way. Initially, planners sought to alleviate the congestion in towns by increasing commercial setbacks to allow for a small parking area in front of the building.

They also preferred building designs with a one-story form, a unified façade with a minimal amount of architectural ornamentation, and a separate service area at the rear of the building. By the early 1950s, the widespread acceptance of the front parking area in commercial districts led to the spread of the strip mall typology in the suburbs, where land was more readily available for this type of commercial development (Manning 2009: 12-15, 20, 27).

The following character-defining features of the strip mall typology are based on criteria gathered from publications such as the Architectural Record, Architectural Forum, Architect and Engineer, and the 1948, 1954, and 1968 editions of the Community Builders Handbook prepared by the Community Builders’ Council of the Urban Land Institute as presented in Matthew J. Manning’s thesis, “The Death and Life of Great American Strip Malls:

Evaluating and Preserving A Unique Cultural Resource” (Manning 2009: 39).

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*Recorded by: Claire Cancilla, MSHP, Dudek *Date: June 5, 2025 ☒ Continuation ☐ Update DPR 523L * Required information
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CONTINUATION SHEET Trinomial
Character-defining/associative features of strip malls include:
• Single ownership or control
• Designed and built as a planned unit
• Single story
• Building set back from the public street or right-of-way • Primary parking between the building and the street
• Minimum 3 to 1 ratio of parking area to building area • Simple front façade oriented toward the parking area
• Separate rear service access
• Storefront entrances directly accessible from the parking area • Straight line of stores tied together by a covered sidewalk along the storefronts (canopy, awning, arcade, etc.)
• Spaces for multiple tenants with partition walls between stores • Flexible interior space customizable by tenants
• Individual exterior signage for each storefront
• Signage visible from passing vehicles
Property History
For the majority of its history, 1220 Palm Avenue has been occupied by automotive sales and repair shops. From its construction until circa 1986, 1220 Palm Avenue was occupied by Checker Auto Parts. It was managed by Ray Sheppard. In 1986, Checker Auto Parts’ parent company, Lucky Stores, sold the company to Northern Pacific Corporation (IBSN 1986: 21; IBSN 1973: 16). In 2003, it was occupied by Kragen Auto Parts/Precision Foreign Car Service (The Star News 2003: 4). Since at least 2007, it has been occupied by Super Wash ‘n Dry (Google Maps 2025).

In 1978, 1200 Palm Avenue was occupied by U-totem, a mini-mart (IBSN 1978: 12); it was occupied by a Circle K Store by 1985 (IBSN 1985: 20). In 2005, it was occupied by WY Market (The Star News 2005: 22). Since at least 2007, it has been occupied by Palm Avenue Market & Liquor (Google Maps 2025). Prior to the construction of the subject property, the parcel was a car lot occupied by several businesses in the 1960s, including Imperial Trailer Sales, and Severin Motors (CVSN 1962: 20; CVSN 1966: 3).

Statement of Significance
Under NRHP and CRHR Criteria A/1, the property at 1200-20 Palm Avenue lacks a direct and important association with any event significant in local, state, or national history. The commercial property was constructed circa 1972, following a decades-long pattern of commercial development along Palm Avenue that intensified following World War II’s conclusion in 1945. While post-war commercial development along Palm Avenue is an important local trend, construction along Palm Avenue had slowed by the end of the 1970s. As such, the subject property post-dates the significant period of post-World War II development in Imperial Beach and instead represents the general, more sporadic extension of commercial development along Palm Avenue that has continued to the present day. It has operated as numerous businesses including a liquor store, a laundromat, and an automotive repair shop, which do

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*Recorded by: Claire Cancilla, MSHP, Dudek *Date: June 5, 2025 ☒ Continuation ☐ Update DPR 523L * Required information
State of California - The Resources Agency Primary#
DEPARTMENT OF PARKS AND RECREATION HRI #
CONTINUATION SHEET Trinomial
not appear to have been innovative within their industries generally or within Imperial Beach specifically. It is also not known to be directly associated with any events that have made a significant contribution to the history of Imperial Beach, San Diego County, California, or the nation. Research also did not identify a significant historical event that occurred on the property. Therefore, the subject property does not meet NRHP Criterion A or CRHR Criterion 1 and is recommended not eligible.

Under NRHP and CRHR Criteria B/2, the property at 1200-20 Palm Avenue lacks a significant association with the productive life of any person important in local, state, or national history. The property has operated as numerous businesses including a liquor store, a laundromat, and various automotive repair/sales businesses. Research identified one individual, Ray Sheppard, who was the general manager of Checker Auto Parts that occupied 1220 Palm Avenue from circa 1974 to circa 1985; however, research did not identify information that would indicate Sheppard is an induvial important to our past.. Due to a lack of identified significant associations with any persons important in our past, the property is recommended not eligible under NRHP Criterion B or CRHR Criterion 2.

Under NRHP and CRHR Criterion C/3, the commercial building at 1200-20 Palm Avenue does not fully embody the distinctive characteristics of any architectural style, nor is it known to represent the work of a master, possess high artistic value, or be a component of a potential or existing historic district. The subject property is an architecturally undifferentiated 1970s strip mall with no particular style. While it does retain character-defining features of the typology, including its single-story height and parking located between the building and the street, it is a common and indistinctive example of its type. It has also undergone alterations, including the likely remodeling of the south elevation of 1220 Palm Avenue, that have diminished its ability to convey its original 1970s appearance. There are other examples in Imperial Beach, San Diego County, California, and the nation. Overall, the property lacks sufficient design and construction value to meet NRHP Criterion C or CRHR Criterion 3.

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*Recorded by: Claire Cancilla, MSHP, Dudek *Date: June 5, 2025 ☒ Continuation ☐ Update DPR 523L * Required information
State of California - The Resources Agency Primary#
DEPARTMENT OF PARKS AND RECREATION HRI #
CONTINUATION SHEET Trinomial
under any national, state, or local landmark programs, nor has it been previously identified as eligible for local designation by any historical resource surveys
References (cont.)
Adams, Freda Compton Elliot. 1976. A History of Imperial Beach. Accessed in-person at the San Diego County Library – Imperial Beach Branch, June 2025.

City of Imperial Beach. 2019. City of Imperial Beach General Plan/Local Coastal Program Land Use Plan. Accessed online on June 12, 2025.

City of Imperial Beach. 2024. General Plan & Local Coastal Plan. Adopted October 19, 1994. Updated June 2024.

Accessed June 5, 2025. https://imperialbeachca.gov/DocumentCenter/View/2388/General-Plan-LCPUpdated-2024.

CVSN (Chula Vista Star News). "Advertisement - Paramount Penthouse." Newspapers.com: Chula Vista Star News (Chula Vista, CA), 20. January 25, 1962.

CVSN. 1966. "Battery Stolen." Newspapers.com: Chula Vista Star News (Chula Vista, CA), 3. May 22, 1966.

Daugherty, Patrick. 1994. “A Little History on Imperial Beach.” San Diego Reader. Accessed June 4, 2025. https://www.sandiegoreader.com/news/1994/dec/08/little-history-imperial-beach/.

Google. 2025. “Imperial Beach [aerial image].” Google Imagery. Mountainview, California: Google Imagery.

Accessed June 3, 2025.

IBSN (Imperial Beach Star News). 1973. "Checker Opens New Auto Store in IB." Newspapers.com: Imperial Beach Star News (Imperial Beach, CA), 16. June 28, 1973.

IBSN. 1978. "Petty Theft." Newspapers.com: Imperial Beach Star News (Imperial Beach, CA), 12. July 6, 1978.

IBSN. 1986. "Lucky Deal Made." Newspapers.com: Imperial Beach Star News (Imperial Beach, CA), 21. December 11, 1986.

IBSN. 1985. "Petty Theft." Newspapers.com: Imperial Beach Star News (Imperial Beach, CA), 20. January 25, 1985.

Manning, Matthew J. 2009. “The Death and Life of Great American Strip Malls: Evaluating and Preserving a Unique Cultural Resources.” University of Georgia, Master of Historic Preservation Thesis. https://getd.libs.uga.edu/pdfs/manning_matthew_j_200908_mhp.pdf NETR (Nationwide Environmental Title Research, LLC). 2025a. Historic Aerial Photographs of the Imperial Beach Project Area, Imperial Beach, CA, dating from 1953, 1964, 1966, 1978, 1980, 1981, 1982, 1983, 1984, 1985, 1986, 1987, 1988, 1989, 1990, 1991, 1993, 1994, 1995, 1996, 1997, 1998, 1999, 2000, 2002,

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*Recorded by: Claire Cancilla, MSHP, Dudek *Date: June 5, 2025 ☒ Continuation ☐ Update DPR 523L * Required information
State of California - The Resources Agency Primary#
DEPARTMENT OF PARKS AND RECREATION HRI #
CONTINUATION SHEET Trinomial
2003. 2005, 2009, 2010, 2012, 2014, 2016, 2019, 2020, and 2022. Accessed June 4, 2025. https://www.historicaerials.com/viewer.

ParcelQuest. 2025. Property Data Information. Accessed June 3, 2025. https://www.parcelquest.com/ South Bay Historical Society Bulletin. 2016. Historic Sites of Imperial Beach. Issue Number 12. April. http://sunnycv.com/history/bulletin/12.pdf
The Star News. 2003. "Advertisement - Imperial Beach Locations." Newspapers.com: The Star News (Chula Vista, CA), 4. May 30, 2003.

The Star News. 2005. "Fictious Business Name Statement File No. 2005-017891." Newspapers.com: the Star News (Chula Vista, CA), 22. June 3, 2005.

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DPR 523A *Required Information
State of California - The Resources Agency Primary #
DEPARTMENT OF PARKS AND RECREATION HRI #
PRIMARY RECORD Trinomial
NRHP Status Code 6Z
Other Listings
Review Code Reviewer Date
P1. Other Identifier: Map ID 17
*P2. Location: ☐ Not for Publication ☒ Unrestricted *a. County San Diego and (P2c, P2e, and P2b or P2d. Attach a Location Map as necessary.) *b. USGS 7.5' Quad Imperial Beach, Calif. Date 2018 T 18S; R 2W; SW ¼ of SW ¼ of Sec 20; San Bernardino B.M. c. Address 1228 Palm Avenue City Imperial Beach Zip 91932 d. UTM: (Give more than one for large and/or linear resources) Zone mE mN e. Other Locational Data: (e.g., parcel #, directions to resource, elevation, decimal degrees, etc., as appropriate) APN 626-241-19-00
*P3a. Description: (Describe resource and its major elements. Include design, materials, condition, alterations, size, setting, and boundaries)
The subject property is a single-story commercial building sited on Palm Avenue between 12th and Florence Street that exhibits elements of the Mid-Century Modern style (Photo 1). The building is a concrete masonry construction topped with a flat roof with an extended parapet on the south elevation. Fenestration consists of wood-frame picture windows on the south elevation, a metal-frame picture window and sliding window with security bars on the west elevation, and two boarded window frames on the east elevation. The primary entrance is located on the south elevation, which consists of a singlepanel wooden door flanked by narrow floor to ceiling length windows. A secondary entrance is located on the west elevation covered with decorative metal security bars (Photo 2). See Continuation Sheet. *P3b. Resource Attributes: (List attributes and codes) HP6. 1-3 Story Commercial Building *P4. Resources Present: ☒Building ☐ Structure ☐ Object ☐ Site ☐ District ☐ Element of District ☐ Other (Isolates, etc.) P5b. Description of Photo: (View,
date, accession #) Photo 1, Primary
(south) and west elevation, view
looking northeast, IMG_0387
*P6. Date Constructed/Age and
Sources:
 Historic  Prehistoric  Both
c. 1948 (Chula Vista Star 1948: 7)
*P7. Owner and Address:

Greg and Michelle Nelson Family
Trust
1220 5th Street
Imperial Beach, CA 91932
*P8. Recorded by: (Name,
affiliation, address)
Claire Cancilla, MSHP (Dudek)
605 Third Street
Encinitas, CA 92024
*P9. Date Recorded:

June 5, 2025
*P10. Survey Type: Intensive
P5a. Photograph 1

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*Resource Name or # (Assigned by recorder) 1228 Palm Avenue DPR 523B *Required Information
State of California - The Resources Agency Primary #
DEPARTMENT OF PARKS AND RECREATION HRI#

BUILDING, STRUCTURE, AND OBJECT RECORD
B1. Historic Name: Greenwell Realtors, M.C. Wadley Insurance, Joyce Leach Accounting, Flesh Skin Grafix B2. Common Name: Allstate
B3. Original Use: Commercial
B4. Present Use: Commercial
*B5. Architectural Style: Mid-Century Modern
*B6. Construction History: (Construction date, alterations, and date of alterations) The property was constructed in circa 1948 (Chula Vista Star 1948: 7) with aerial photographs suggesting no major additions or changes to the property’s footprint (NETR2025a). Alterations include replacement doors; signage; elevated walkway on primary south elevation (observed). *B7. Moved? ☒No ☐Yes ☐Unknown Date: Original Location:
*B8. Related Features: N/A
B9a. Architect: Unknown b. Builder: Unknown
*B10. Significance: Theme N/A Area: N/A
Period of Significance N/A Property Type N/A Applicable Criteria N/A (Discuss importance in terms of historical or architectural context as defined by theme, period, and geographic scope. Also address integrity.)
1228 Palm Avenue does not meet any of the criteria for listing in the National Register of Historic Places (NRHP) or California Register of Historical Resources (CRHR). The property was evaluated in accordance with Section 106 of the National Historic Preservation Act (Section 106) and Section 15064.5 (a)(2)-(3) of the CEQA Guidelines using the criteria outlined in Section 5024.1 of the California Public Resources Code. The property is not considered a historic property for the purposes of Section 106 or a historical resource under CEQA. As such, this evaluation assigns a 6Z California Historical Resources Status Code to 1228 Palm Avenue. See Continuation Sheet.

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*Recorded by: Claire Cancilla MSHP, Dudek *Date: June 5, 2025 ☒ Continuation ☐ Update DPR 523L * Required information
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CONTINUATION SHEET Trinomial
Description (cont.)
Fabric awnings are located above the fenestration on the south and west elevations. There is a sign affixed to the parapet on the primary elevation that reads “Allstate”. The rear (north) elevation consists of a small, paved parking lot accessible via a paved driveway, as well as a fence to the east separating the subject property from 1240 Palm Avenue. The historic property boundary is limited to the legal parcel boundary of APN 626-241-19-00. The subject property is in overall good condition.

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*Recorded by: Claire Cancilla MSHP, Dudek *Date: June 5, 2025 ☒ Continuation ☐ Update DPR 523L * Required information
State of California - The Resources Agency Primary#
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CONTINUATION SHEET Trinomial
In the 1980s through early 2000s, commercial and auto-focused development, such as gas stations, fast food restaurants, strip malls, and auto centers, continued to develop along the major arterials such as Palm Avenue (Google 2025; ParcelQuest 2025). Today, the City of Imperial Beach continues to be a tourist beach destination with approximately 400,000 visitors per year, and a population of 27,434 as of 2019 (City of Imperial Beach 2019).

Property History
The subject property was constructed circa 1948 and housed Greenwell Realty, a real estate firm established by W.H. Greenwell and his wife Emma. The pair had also established an office in nearby Chula Vista (CVSN 1948: 7).

The M.C. Wadley Insurance Agency, which was associated with Marold C. Wadley and Theresa Wadley, occupied the property beginning in circa 1974 through circa 1990. Additional occupants included Joyce Leach (circa 1991 – circa 1994), Flesh Skin Grafix (1994), and Allstate Insurance (circa 2007 – present) (CVSN 1951: 1; IBSN 1974: 3; TSN 1990: 19; TSN 1991: 22; TSN 1994: 8; Google Earth 2025).

Statement of Significance
Under NRHP and CRHR Criteria A/1, the property at 1228 Palm Avenue lacks a direct and important association with any event significant in local, state, or national history. The commercial property was constructed circa 1948, during a period of increased population growth and corresponding commercial expansion in Imperial Beach broadly and on Palm Avenue specifically following World War II’s conclusion in 1945. Palm Avenue was expanded to four lanes in 1955 and to six lanes circa 1963 and many businesses opened along this major thoroughfare to cater to locals and passing motorists. By 1955, for example, commercial development on Palm Avenue included the Miracle Shopping District (demolished) that was located between 9th and Delaware Street. Palm Avenue’s large number of commercial businesses ranged from beauty salons and barber shops to car dealerships, motels, hotels, and restaurants. By the 1960s, Palm Avenue was firmly established as a commercial center in Imperial Beach. While the subject property is associated with the pattern of post-World War II commercial development along Palm Avenue, an important local trend, the subject property was one of many commercial buildings constructed in the post-World War II years and did not play a significant role in this trend and did not influence this trend. The subject property was occupied by numerous businesses over the years, including a real estate office, insurance companies including Wadley’s

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*Recorded by: Claire Cancilla MSHP, Dudek *Date: June 5, 2025 ☒ Continuation ☐ Update DPR 523L * Required information
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DEPARTMENT OF PARKS AND RECREATION HRI #
CONTINUATION SHEET Trinomial
Insurance and Allstate Insurance, a tax preparator’s office, and a tattoo shop, none of which appear to have been innovative within their industries or within Imperial Beach. It is also not known to be directly associated with any events that have made a significant contribution to the history of Imperial Beach, San Diego County, California, or the nation. Research also did not identify a significant historical event that occurred on the property. Therefore, the subject property does not meet NRHP Criterion A or CRHR Criterion 1 and is recommended not eligible.

Under NRHP and CRHR Criteria B/2, the property at 1228 Palm Avenue lacks a significant association with the productive life of any person important in local, state, or national history. Research identified several individuals associated with the businesses that occupied the subject property throughout its history: W.H. Greenwall, Emma Greenwall, Marold C. Wadley, Theresa Wadley, Joyce Leach, and James Michael Martin. Research did not uncover information that would indicate that these individuals were important to the past or made significant contributions to history. Due to a lack of identified significant associations with any persons important in our past, the property is recommended not eligible under NRHP Criterion B or CRHR Criterion 2.

Under NRHP and CRHR Criterion C/3, the commercial building at 1228 Palm Avenue does not fully embody the distinctive characteristics of the Mid-Century Modern architectural style, nor is it known to represent the work of a master, possess high artistic value, or be a component of a potential or existing historic district. The subject property is a modest and architecturally undistinguished example of a late 1940’s commercial building exhibiting influences of the Mid-Century Modern style (e.g., its boxy, horizontal proportions; picture windows; and simple geometric form).

Due to its easily replicable components and economic efficiency, the Mid-Century Modern style was commonly applied to commercial buildings throughout California in the 1950s and 1960s. It is a ubiquitous example of its type and there are many similar examples in Imperial Beach, California, and the United States. Overall, the property lacks sufficient design and construction value to meet NRHP Criterion C, CRHR Criterion 3, or County Register Criterion 3.

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*Recorded by: Claire Cancilla MSHP, Dudek *Date: June 5, 2025 ☒ Continuation ☐ Update DPR 523L * Required information
State of California - The Resources Agency Primary#
DEPARTMENT OF PARKS AND RECREATION HRI #
CONTINUATION SHEET Trinomial
currently designated or listed under any national, state, or local landmark programs, nor has it been previously identified as eligible for local designation by any historical resource surveys.

References (cont.)
Adams, Freda Compton Elliot. 1976. A History of Imperial Beach. Accessed in-person at the San Diego County Library – Imperial Beach Branch, June 2025.

City of Imperial Beach. 2019. City of Imperial Beach General Plan/Local Coastal Program Land Use Plan. Accessed online on June 12, 2025.

City of Imperial Beach. 2024. General Plan & Local Coastal Plan. Adopted October 19, 1994. Updated June 2024.

Accessed June 5, 2025. https://imperialbeachca.gov/DocumentCenter/View/2388/General-Plan-LCPUpdated-2024.

CVSN (Chula Vista Star-News). 1948. "Greenwell Realtors." Newspapers.com: Chula Vista Star-News (Chula Vista, CA), 7. March 12, 1948.

CVSN. 1951. "Greenwell Opens Realty Office." Newspapers.com: Chula Vista Star-News (Chula Vista, CA), 1. June 28, 1951.

Daugherty, Patrick. 1994. “A Little History on Imperial Beach.” San Diego Reader. Accessed June 4, 2025. https://www.sandiegoreader.com/news/1994/dec/08/little-history-imperial-beach/.

Google. 2025. “Imperial Beach [aerial image].” Google Imagery. Mountainview, California: Google Imagery.

Accessed June 3, 2025.

IBSN (Imperial Beach Star News). 1974. "Public Notice." Newspapers.com: Imperial Beach Star News (Imperial Beach, CA), 3. June 6, 1974.

ParcelQuest. 2025. Property Data Information. Accessed June 3, 2025. https://www.parcelquest.com/

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*Recorded by: Claire Cancilla MSHP, Dudek *Date: June 5, 2025 ☒ Continuation ☐ Update DPR 523L * Required information
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South Bay Historical Society Bulletin. 2016. Historic Sites of Imperial Beach. Issue Number 12. April. http://sunnycv.com/history/bulletin/12.pdf
TSN (The Star-News). 1990. "Notice to Creditors of Bulk Transfer." Newspapers.com: The Star-News (Chula Vista, CA), 19. January 27, 1990.

TSN. 1991. "Classifieds." Newspapers.com: The Star-News (Chula Vista, CA), 22. January 23, 1991.

TSN. 1994. "Fictious Business Name Statement, File No. 9413446." Newspapers.com: The Star-News (Chula Vista, CA), 8. August 10, 1994.

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Source: IMG_0410; Dudek 2025

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DPR 523A *Required Information
State of California - The Resources Agency Primary #
DEPARTMENT OF PARKS AND RECREATION HRI #
PRIMARY RECORD Trinomial
NRHP Status Code 6Z
Other Listings
Review Code Reviewer Date
P1. Other Identifier: Map ID 18
*P2. Location: ☐ Not for Publication ☒ Unrestricted *a. County San Diego and (P2c, P2e, and P2b or P2d. Attach a Location Map as necessary.) *b. USGS 7.5' Quad Imperial Beach, Calif. Date 2018 T 18S; R 2W; SW ¼ of SW ¼ of Sec 20; San Bernardino B.M. c. Address 1240 Palm Avenue City Imperial Beach Zip 91932 d. UTM: (Give more than one for large and/or linear resources) Zone mE mN e. Other Locational Data: (e.g., parcel #, directions to resource, elevation, decimal degrees, etc., as appropriate) APN 626-241-28-00
*P3a. Description: (Describe resource and its major elements. Include design, materials, condition, alterations, size, setting, and boundaries)
The subject property is a one-story, commercial automotive services building with a concrete foundation, roughly L-shaped plan, and flat roof with an extensive overhang covering the recessed primary entrance on the south elevation (Photo 1). The primary entrance consists of a single-lite metal frame door. Fenestration includes metal frame picture, slider, and clerestory windows. There is a drive-thru garage located at the east elevation for car repairs (Photo 2). There is a metal fence around the primary entrance and landscaping consist of dirt with a palm tree and pygmy palms at the south elevation. There is a concrete parking lot at the rear (north) of the building. See Continuation Sheet. *P3b. Resource Attributes: (List attributes and codes) HP6. 1-3 Story Commercial Building *P4. Resources Present: ☒Building ☐ Structure ☐ Object ☐ Site ☐ District ☐ Element of District ☐ Other (Isolates, etc.) P5b. Description of Photo: Photo 1,
Primary (south) elevation, view
looking north, IMG_0408
*P6. Date Constructed/Age and
Sources:  Historic
c.1952 (Chula Vista Star 1952: 16)
*P7. Owner and Address:

JLT Marquez Trust
810 Cooper Road
Chula Vista, CA 91911
*P8. Recorded by:

Claire Cancilla, MSHP (Dudek)
605 Third Street
Encinitas, CA 92024
*P9. Date Recorded:

June 5, 2025
*P10. Survey Type: Intensive
P5a. Photograph 1

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*Resource Name or # (Assigned by recorder) 1240 Palm Avenue DPR 523B *Required Information
State of California - The Resources Agency Primary #
DEPARTMENT OF PARKS AND RECREATION HRI#

BUILDING, STRUCTURE, AND OBJECT RECORD
B1. Historic Name: Herb Potter Union Service, Palm Avenue Union Oil Service, Marquez Body Shop, White’s Firestone, Silva’s Auto Body, Carburetor Electric, Precision Foreign Car Service B2. Common Name: LCP Auto
B3. Original Use: Commercial - automotive
B4. Present Use: Commercial - automotive
*B5. Architectural Style: Mid-Century Modern
*B6. Construction History: (Construction date, alterations, and date of alterations) The subject property was constructed circa 1952 (hula Vista Star 1952: 16). Observed alterations include: replacement vinyl frame-windows (c. 2020); replacement doors (c.2020); metal gates added to primary south elevation
*B7. Moved? ☒No ☐Yes ☐Unknown Date: Original Location:
*B8. Related Features: N/A
B9a. Architect: Unknown b. Builder: Unknown
*B10. Significance: Theme N/A Area: N/A
Period of Significance N/A Property Type N/A Applicable Criteria N/A (Discuss importance in terms of historical or architectural context as defined by theme, period, and geographic scope. Also address integrity.)
1240 Palm Avenue does not meet any of the criteria for listing in the National Register of Historic Places (NRHP) or California Register of Historical Resources (CRHR). The property was evaluated in accordance with Section 106 of the National Historic Preservation Act (Section 106) and Section 15064.5 (a)(2)-(3) of the CEQA Guidelines using the criteria outlined in Section 5024.1 of the California Public Resources Code. The property is not considered a historic property for the purposes of Section 106 or a historical resource under CEQA. As such, this evaluation assigns a 6Z California Historical Resources Status Code to 1240 Palm Avenue. See Continuation Sheet.

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Description (cont.)
The property exhibits some elements of the Mid-Century Modern style, including its horizontal, boxy form; clerestory windows; and lack of exterior ornamentation. The historic property boundary is limited to the legal parcel boundary of APN 626-241-28-00. The subject property is in overall good condition.

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In the 1980s through early 2000s, commercial and auto-focused development, such as gas stations, fast food restaurants, strip malls, and auto centers, continued to develop along the major arterials such as Palm Avenue (Google 2025; ParcelQuest 2025). Today, the City of Imperial Beach continues to be a tourist beach destination with approximately 400,000 visitors per year, and a population of 27,434 as of 2019 (City of Imperial Beach 2019).

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*Recorded by: Claire Flanegin, MA, Dudek *Date: June 5, 2025 ☒ Continuation ☐ Update DPR 523L * Required information
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• Commonly asymmetrical
• Flat roofed without coping at roofline; flat roofs hidden behind parapets or cantilevered canopies • Expressed post-and-beam construction in wood or steel • Exterior wall materials include stucco, brick, or concrete • Mass-produced materials
• Simple windows (metal or wood) flush-mounted and clerestory • Industrially plain doors
• Floor to ceiling window walls
• Extensive use of sheltered exterior corridors, with flat or slightly sloped roofs supported by posts, piers, or pipe columns
• Modern signage
• Deeply recessed and or angled vestibules
• Integrated planters
• Projecting vertical elements
Property History
The subject property was constructed circa 1952 and housed a service station managed by Don Ablott, who continued to operate the business when it became Herb Potter Union Service in 1959 until 1962. The subject property was then known as Palm Avenue Union Oil Service from 1962 to 1968, during which time it was managed by Dan Rose in 1962 and subsequently by Larry Ablott (son of Don) in 1964. During this period, owners included LeRoy and Irma Hankins, Jean and Bernita McArthur, P.E. Todd, and James and Lou Ellen Guinn (CVSN 1952: 16; TSN 1959: 4; IBSN 1962: 3; IBSN 1963: 22; Vermeere: 6; IBSN 1964: 3; CVSN 1965: 1).

Marquez Body Shops occupied the property beginning in circa 1968 through 1971 when White’s Firestone, associated with Douglas M. Williams, became the occupant until 1979. Louis Cruz was listed as the owner in 1979.

Additional occupants included Silva’s Auto Body (1982 – 1986), Carburetor Electric (1986 – circa 1995), Precision Foreign Car Service (1995 – 2018), and LCP Auto (circa 2020 – present) (IBSN 1968: 19; IBSN 1971: 17; IBSN 1979: 12; IBSN 1982: 29; IBSN 1986: 3; NCT 1995: 52; Google 2025).

Statement of Significance
Under NRHP and CRHR Criteria A/1, the property at 1240 Palm Avenue lacks a direct and important association with any event significant in local, state, or national history. The commercial property was constructed circa 1952, during a period of increased population growth and corresponding commercial expansion in Imperial Beach broadly and on Palm Avenue specifically following World War II’s conclusion in 1945. Palm Avenue was expanded to four lanes in 1955 and to six lanes circa 1963 and many businesses opened along this major thoroughfare to cater to locals and passing motorists. By 1955, for example, commercial development on Palm Avenue included the Miracle Shopping District (demolished) that was located between 9th and Delaware Street. Palm Avenue’s large number commercial businesses ranged from beauty salons and barber shops to car dealerships, motels, hotels, and restaurants. By the 1960s, Palm Avenue was firmly established as a commercial center in Imperial Beach.

While the subject property is associated with the pattern of post-World War II commercial development along Palm

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*Recorded by: Claire Flanegin, MA, Dudek *Date: June 5, 2025 ☒ Continuation ☐ Update DPR 523L * Required information
State of California - The Resources Agency Primary#
DEPARTMENT OF PARKS AND RECREATION HRI #
CONTINUATION SHEET Trinomial
Avenue, an important local trend, the subject property was one of many commercial buildings constructed in the post-World War II years and did not play a significant role in this trend and did not influence this trend. The subject property was occupied by numerous automotive service centers over the years, including Herb Potter Union Service, Palm Avenue Union 76 Oil Service, Marquez Body Shops, White’s Firestone, and Silva’s Auto Body, none of which appear to have been innovative within their industry or within Imperial Beach. It is also not known to be directly associated with any events that have made a significant contribution to the history of Imperial Beach, San Diego County, California, or the nation. Research also did not identify a significant historical event that occurred on the property. Therefore, the subject property does not meet NRHP Criterion A or CRHR Criterion 1 and is recommended not eligible.

Under NRHP and CRHR Criteria B/2, the property at 1240 Palm Avenue lacks a significant association with the productive life of any person important in local, state, or national history. Research identified several individuals associated with the businesses that occupied the subject property throughout its history: Don and Larry Ablott, Dan Rose, LeRoy and Irma Hankins, Jean and Bernita McArthur, P.E. Todd, James and Lou Ellen Guinn, and Louis Cruz.

Research did not uncover information that would indicate that these individuals were important to the past or made significant contributions to history. Due to a lack of identified significant associations with any persons important in our past, the property is recommended not eligible under NRHP Criterion B or CRHR Criterion 2.

Under NRHP and CRHR Criterion C/3, the commercial building at 1240 Palm Avenue does not fully embody the distinctive characteristics of the Mid-Century Modern architectural style, nor is it known to represent the work of a master, possess high artistic value, or be a component of a potential or existing historic district. The subject property is a modest and architecturally undistinguished example of an early 1950’s commercial building exhibiting influences of the Mid-Century Modern style (e.g., its boxy, horizontal proportions; flat roof; and simple geometric form). Due to its easily replicable components and economic efficiency, the Mid-Century Modern style was commonly applied to commercial buildings throughout California in the 1950s and 1960s. It is a ubiquitous example of its type and there are many similar examples in Imperial Beach, California, and the United States. Overall, the property lacks sufficient design and construction value to meet NRHP Criterion C, CRHR Criterion 3, or County Register Criterion 3.

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*Recorded by: Claire Flanegin, MA, Dudek *Date: June 5, 2025 ☒ Continuation ☐ Update DPR 523L * Required information
State of California - The Resources Agency Primary#
DEPARTMENT OF PARKS AND RECREATION HRI #
CONTINUATION SHEET Trinomial
Summary of Evaluation Findings
The subject property was evaluated in consideration of NRHP and CRHR criteria and integrity requirements. As a result of the evaluation, the subject property is recommended not eligible for inclusion in the NRHP or CRHR due to a lack of significant associations and architectural merit. The subject property is not currently designated or listed under any national, state, or local landmark programs, nor has it been previously identified as eligible for local designation by any historical resource surveys
References (cont.)
Adams, Freda Compton Elliot. 1976. A History of Imperial Beach. Accessed in-person at the San Diego County Library – Imperial Beach Branch, June 2025.

ARG (Architectural Resources Group). 2016. City of Arcadia: Citywide Historic Context Statement. Prepared by ARG for the City of Arcadia, Development Services, Planning Division. January 11, 2016. https://www.arcadiaca.gov/Shape%20Arcadia/Development%20Services/historic%20preservation/Arcdia%20H CS_11-16_FINAL.pdf.

City of Imperial Beach. 2019. City of Imperial Beach General Plan/Local Coastal Program Land Use Plan. Accessed online on June 12, 2025.

City of Imperial Beach. 2024. General Plan & Local Coastal Plan. Adopted October 19, 1994. Updated June 2024.

Accessed June 5, 2025. https://imperialbeachca.gov/DocumentCenter/View/2388/General-Plan-LCPUpdated-2024.

Chula Vista Star News (CVSN). 1952. “"Advertisement – First Annual Kid's Day Raffle Rally and Jamboree." Newspapers.com: Chula Vista Star News (Chula Vista, CA), 16. April 3, 1952.

CVSN. 1965. “"Garageman Missing; Owes $6,000 Welfare." Newspapers.com: Chula Vista Star News (Chula Vista, CA), 1. August 1, 1965.

Daugherty, Patrick. 1994. “A Little History on Imperial Beach.” San Diego Reader. Accessed June 4, 2025. https://www.sandiegoreader.com/news/1994/dec/08/little-history-imperial-beach/.

Gebhard, D., and R. Winter. 2003. An Architectural Guidebook to Los Angeles. Layton, Utah: Gibbs Smith Publishing.

Google. 2025. “Imperial Beach [aerial image].” Google Imagery. Mountainview, California: Google Imagery.

Accessed June 3, 2025.

IBSN (Imperial Beach Star News). 1962. “Advertisement - Grand Opening Palm Avenue Union Service.”.

Newspapers.com: Imperial Beach Star News (Imperial Beach, CA), 3. June 7, 1962.

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*Recorded by: Claire Flanegin, MA, Dudek *Date: June 5, 2025 ☒ Continuation ☐ Update DPR 523L * Required information
State of California - The Resources Agency Primary#
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CONTINUATION SHEET Trinomial
IBSN. 1963. “Certificate of Partnership Fictious Name No. 34304.”Newspapers.com: Imperial Beach Star News (Imperial Beach, CA), 22. June 13, 1963.

IBSN. 1964. “Window Broken.” Newspapers.com: Imperial Beach Star News (Imperial Beach, CA), 3. October 22, 1964.

IBSN. 1968. “Advertisement - Best wishes for the Holidays and for Every Day of the New Year 1969.” Newspapers.com: Imperial Beach Star News (Imperial Beach, CA), 19. December 22, 1968.

IBSN, 1971. “Certificate for Transacting Business Under a Fictitious Name No. 53692.” Newspapers.com: Imperial Beach Star News (Imperial Beach, CA), 17. June 13, 1971.

IBSN. 1979. “Grand Theft.” Newspapers.com: Imperial Beach Star News (Imperial Beach, CA), 12. August 2, 1979.

IBSN. 1982. “Advertisement - Paint & Body, Silva's Auto Body.”Newspapers.com: Imperial Beach Star News (Imperial Beach, CA), 29. June 27, 1982.

IBSN. 1986. “Vandalism.” Newspapers.com: Imperial Beach Star News (Imperial Beach, CA), 3. August 3, 1986.

Morgan, W. 2004. The Abrams Guide to American House Styles. New York City, New York: Harry N Abrams Inc.

Moruzzi, Peter. 2013. “National Register of Historic Places Multiple Property Documentation Form: The Case Study House Program: 1945-1966,” National Register of Historic Places Inventory/Nomination Form. Los Angeles, CA: Los Angeles Conservancy Modern Committee. https://npgallery.nps.gov/NRHP/GetAsset/54215cf5- 9b1b-45af-875d-d8b965494d0d.

NCT (North Country Times). 1995. “Advertisement - Precision Foreign Car Service.” Newspapers.com: North Country Times (Oceanside, CA), 52. October 10, 1995.

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*Recorded by: Claire Flanegin, MA, Dudek *Date: June 5, 2025 ☒ Continuation ☐ Update DPR 523L * Required information
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CONTINUATION SHEET Trinomial
TSN (The Star News). "Classified - Auto Services." Newspapers.com: The Star News (Chula Vista, CA), 16. May 17, 1959.

Vermeere, Mae. 1964. “’Pomp and Circumstance’ until Boy Spots His Pop.” Newspapers.com: Imperial Beach Star News (Imperial Beach, CA), 6. June 18, 1964.

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DEPARTMENT OF PARKS AND RECREATION HRI #
CONTINUATION SHEET Trinomial
Photographs (cont.)
Photo 2. East and partial view of primary (south) elevations, view to the west Source: Dudek 2025

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DPR 523A *Required Information
State of California - The Resources Agency Primary #
DEPARTMENT OF PARKS AND RECREATION HRI #
PRIMARY RECORD Trinomial
NRHP Status Code 6Z
Other Listings
Review Code Reviewer Date
P1. Other Identifier: Map ID 19
*P2. Location: ☐ Not for Publication ☒ Unrestricted *a. County San Diego and (P2c, P2e, and P2b or P2d. Attach a Location Map as necessary.) *b. USGS 7.5' Quad Imperial Beach, Calif. Date 2018 T 18S; R 2W; SW ¼ of SW ¼ of Sec 20; San Bernardino B.M. c. Address 1288-90 Palm Avenue City Imperial Beach Zip 91932 d. UTM: (Give more than one for large and/or linear resources) Zone mE mN e. Other Locational Data: (e.g., parcel #, directions to resource, elevation, decimal degrees, etc., as appropriate) APN 626-242-10-00 and 626-242-11-00
*P3a. Description: (Describe resource and its major elements. Include design, materials, condition, alterations, size, setting, and boundaries)
The subject property contains an irregular in plan and one-story double-height commercial building. The concrete masonry unit building has a flat roof with a parapet and is painted with on the primary (south) and east elevations (Photo 1 and 2). A recessed metal main entry door is located on the primary elevation, and secondary metal doors are located on the rear (north) elevation. A concrete parking lot surrounds the west and rear elevations. Landscaping includes concrete planters with trees and shrubs along the east elevation. The historic property boundary is limited to the legal parcel boundary of APNs 626-242-10-00 and 626-242-11-00. The subject property is in overall good condition. *P3b. Resource Attributes: (List attributes and codes) HP6. 1-3 Story Commercial Building *P4. Resources Present: ☒Building ☐ Structure ☐ Object ☐ Site ☐ District ☐ Element of District ☐ Other (Isolates, etc.) P5b. Description of Photo: Photo 1,
Primary (south) elevation, view
looking north
*P6. Date Constructed/Age and
Sources:  Historic
1950 (CVSN 1950: 3); 1962 (west
elevation addition) (CVSN 1961:
12); 1971 (north elevation
addition) (CVSN 1971: 22)
*P7. Owner and Address:

Pacific Bell
*P8. Recorded by:

Claire Cancilla, MSHP (Dudek)
605 Third Street
Encinitas, CA 92024
*P9. Date Recorded:

June 5, 2025
*P10. Survey Type: Intensive
P5a. Photograph 1

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*Resource Name or # (Assigned by recorder) 1288-90 Palm Avenue DPR 523B *Required Information
State of California - The Resources Agency Primary #
DEPARTMENT OF PARKS AND RECREATION HRI#

BUILDING, STRUCTURE, AND OBJECT RECORD
B1. Historic Name: AT&T
B2. Common Name: N/A
B3. Original Use: Commercial
B4. Present Use: Commercial
*B5. Architectural Style: Utilitarian
*B6. Construction History: (Construction date, alterations, and date of alterations) The property was constructed between 1950 and expanded on the west elevation in 1962 and north elevation in 1971 (CVSN 1950: 3; CVSN 1961: 12; CVSN 1971: 22).

Observed alterations include replacement doors.
*B7. Moved? ☒No ☐Yes ☐Unknown Date: Original Location:
*B8. Related Features: N/A
B9a. Architect: Unknown b. Builder: Unknown
*B10. Significance: Theme N/A Area: N/A
Period of Significance N/A Property Type N/A Applicable Criteria N/A (Discuss importance in terms of historical or architectural context as defined by theme, period, and geographic scope. Also address integrity.)
1288-90 Palm Avenue does not meet any of the criteria for listing in the National Register of Historic Places (NRHP) or California Register of Historical Resources (CRHR). The property was evaluated in accordance with Section 106 of the National Historic Preservation Act (Section 106) and Section 15064.5 (a)(2)-(3) of the CEQA Guidelines using the criteria outlined in Section 5024.1 of the California Public Resources Code. The property is not considered a historic property for the purposes of Section 106 or a historical resource under CEQA. As such, this evaluation assigns a 6Z California Historical Resources Status Code to 1288-90 Palm Avenue. See Continuation Sheet.

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Significance (cont.)
Historic Context
Imperial Beach developed its early infrastructure throughout the 1940s with newly paved streets, streetlights, and the completion of a new community center on 19th Street (Adams 1976: 71; Daugherty 1994). Numerous civic groups were formed in the 1940s to aid community development, such as the Imperial Beach Civic Group (1945), Sanitary District (1949), and Imperial Beach Fireman’s Auxiliary (1949), among others. By 1949, the South Bay area’s population reached approximately 9,600. Housing, as shown in a 1953 aerial, was composed of several subdivisions north and south of Palm Avenue, in and near the coastal area—most of which were single-story Ranch and Minimal Traditional style tract homes. North and south of Palm Avenue, between 9th and 13th streets, housing remained scattered with some undeveloped residential lots throughout. Similarly, in 1953, several housing subdivisions were north of Imperial Beach Boulevard near the coast, as well as some scattered residences north and south of the boulevard further inland (NETR 2025a). An aerial ten years later shows that nearly all vacant lots north and south of Palm Avenue were infilled and much of the vacant land was also developed north and south of Imperial Beach Boulevard (UCSB 2025). To service the growing population, commercial development took flight in Imperial Beach in the late 1940s through early 1950s (Adams 1976:72,75,87).

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*Recorded by: Claire Cancilla MSHP, Dudek *Date: June 5, 2025 ☒ Continuation ☐ Update DPR 523L * Required information
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Many commercial buildings along Palm Avenue were utilitarian in design, and often automobile-focused such as service stations. Small commercial establishments, including restaurants and cafes, also peppered lots near the coast along First Street, and along Palm Avenue near 2nd and 3rd streets. In circa 1963, the SR 75 portion along Palm Avenue in Imperial Beach was widened by another two lanes between 7th and 13th streets, making it a sixlane highway with three lanes in each direction (UCSB 2025; NETR 2025b). In the 1980s through 1990s, development along Palm Avenue in the project area was primary auto-focused with gas stations, fast food restaurants, strip malls, and auto centers, among other uses, which were mainly built as simple box buildings (Google 2025; ParcelQuest 2025). In the 2000s, building typologies continued to center around the automobile in addition to apartment buildings, credit unions, the Imperial Beach Health Center, and grocery stores (Google 2025; ParcelQuest 2025). By circa 2012, the Miracle Shopping District was demolished (NETR 2025a). In circa 2019, Caltrans relinquished ownership of SR75 along Palm Avenue to the City of Imperial Beach. It continues to serve as the City’s main entrance and a major commercial and mixed-use arterial roadway (City of Imperial Beach 2019).

Property History
The subject property was constructed in 1950 as a Pacific Telephone and Telegraph Company communication equipment and switching station building managed by Cecil L. Adams (CVSN 1950: 3). A 7,050 square-foot concrete and brick addition was constructed by Gilbert J. Martin Company of La Jolla in 1962 valued at $63,500 on the building’s west elevation to “meet the increased telephone needs of the Imperial Beach, Palm City, and Nestor area” (CVSN 1961: 12). The addition was constructed on a parcel with an existing building that was condemned by the City of Imperial Beach (IBSN 1963: 1). The Gilbert J. Martin Company was active in Southern California in the mid-century in general construction as well as in real estate investment and tract housing development (VCS 1956:
9). An addition was constructed on the north elevation in 1971 at a cost of nearly $160,000; at this time, the building was still occupied by the Pacific Telephone Company (CVSN 1971: 22). Presently, the building is an AT&T equipment and operations building.

Statement of Significance
Under NRHP and CRHR Criteria A/1, the property at 1288-90 Palm Avenue lacks a direct and important association with any event significant in local, state, or national history. The subject property was constructed for the Pacific Telephone Company in 1950 and was subsequently expanded in 1962 and 1971 to accommodate the growing population of Imperial Beach. In the decades following World War II’s conclusion in 1945, Imperial Beach’s population expanded rapidly, with corresponding residential, commercial, and infrastructure development. . While post-World War II growth was an important trend regionally and in California, this property did not play a significant role in this trend. It was one of many constructed during this period of growth and did not influence this trend. The subject property was constructed as a Pacific Telephone & Telegraph communication equipment and switching station building. While the development of telephone infrastructure is an important trend, the subject property was one of many similar facilities in Southern California built to accommodate local communication needs and it does not appear to be significant within the history Pacific Telephone & Telegraph in California. It is also not known to be directly associated with any events that have made a significant contribution to the history of Imperial Beach, San Diego County, California, or the nation. Research also did not identify a significant historical event that occurred on the property. Therefore, the subject property does not meet NRHP Criterion A or CRHR Criterion 1 and is recommended not eligible.

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*Recorded by: Claire Cancilla MSHP, Dudek *Date: June 5, 2025 ☒ Continuation ☐ Update DPR 523L * Required information
State of California - The Resources Agency Primary#
DEPARTMENT OF PARKS AND RECREATION HRI #
CONTINUATION SHEET Trinomial
Under NRHP and CRHR Criteria B/2, the property at 1288-90 Palm Avenue lacks a significant association with the productive life of any person important in local, state, or national history. The property has served as a Pacific Telephone & Telegraph and AT&T communication equipment building. Research identified the property’s manager as Cecil L. Adams when it was first constructed; however, research did not indicate that Admas was an individual important to our past. Due to a lack of identified significant associations with any persons important in our past, the property is recommended not eligible under NRHP Criterion B or CRHR Criterion 2.

Under NRHP and CRHR Criterion C/3, the commercial building at 1288-90 Palm Avenue does not fully embody the distinctive characteristics of any architectural style, nor is it known to represent the work of a master, possess high artistic value, or be a component of a potential or existing historic district. The subject property is an architecturally undifferentiated utilitarian telecommunications equipment building with no particular style. There is also no indication that the subject proeprty played an important or innovative role in the history of telecommunications equipment storage; it appears to be a standard facility used to aid local communication and it does not appear to be significant within the history of telephone infrastructure development in California. It is a common example of its type, and there are other examples in Imperial Beach, San Diego County, California, and the nation. Overall, the property lacks sufficient design and construction value to meet NRHP Criterion C or CRHR Criterion 3.

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*Recorded by: Claire Cancilla MSHP, Dudek *Date: June 5, 2025 ☒ Continuation ☐ Update DPR 523L * Required information
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CONTINUATION SHEET Trinomial
References (cont.)
Adams, Freda Compton Elliot. 1976. A History of Imperial Beach. Accessed in-person at the San Diego County Library – Imperial Beach Branch, June 2025.

CVSN. (Chula Vista Star News). 1950. "New Phone Building." Newspapers.com: Chula Vista Star News (Chula Vista, CA), 1. April 6, 1950.

CVSN. 1961. "Remodeling Due IB Phone Center." Newspapers.com: Chula Vista Star News (Chula Vista, CA), 12.

December 24, 1961.

CVSN. 1971. "19 Unit Complex Tops Building Permits Issued." Newspapers.com: Chula Vista Star News (Chula Vista, CA), 22. August 19, 1971.

City of Imperial Beach. 2019. City of Imperial Beach General Plan/Local Coastal Program Land Use Plan. Accessed online on June 12, 2025.

City of Imperial Beach. 2024. General Plan & Local Coastal Plan. Adopted October 19, 1994. Updated June 2024.

Accessed June 5, 2025. https://imperialbeachca.gov/DocumentCenter/View/2388/General-Plan-LCPUpdated-2024.

Daugherty, Patrick. 1994. “A Little History on Imperial Beach.” San Diego Reader. Accessed June 4, 2025. https://www.sandiegoreader.com/news/1994/dec/08/little-history-imperial-beach/.

Google. 2025. “Imperial Beach [aerial image].” Google Imagery. Mountainview, California: Google Imagery.

Accessed June 3, 2025.

IBSN (Imperial Beach Star News). 1963. "IB Officials Crack Down; 55 Structures Condemned." Newspapers.com:

Imperial Beach Star News (Imperial Beach, CA), 1. January 10, 1963.

ParcelQuest. 2025. Property Data Information. Accessed June 3, 2025. https://www.parcelquest.com/

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South Bay Historical Society Bulletin. 2016. Historic Sites of Imperial Beach. Issue Number 12. April. http://sunnycv.com/history/bulletin/12.pdf
UC Santa Barbara. 2025. Historic Aerial Photographs of the Imperial Beach Project Area, Imperial Beach, CA, dating from 1963. Accessed June 4, 2025. https://mil.library.ucsb.edu/ap_indexes/FrameFinder/.

VCS (Ventura County Star). 1956. "28 Acres in Port Sold for $83,629." Newspapers.com: Ventura County Star (Ventura, CA), 9. March 30, 1956.

Photographs (cont.)
Photo 2. Primary (south) and west elevation, view looking northeast Source: Dudek 2025 (IMG_0645)

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Photo 3. Side (east) and partial view of rear (north) elevations, view to the southwest.

Source: Dudek 2025 (IMG_0652)

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DPR 523A *Required Information
State of California - The Resources Agency Primary #
DEPARTMENT OF PARKS AND RECREATION HRI #
PRIMARY RECORD Trinomial
NRHP Status Code 6Z
Other Listings
Review Code Reviewer Date
P1. Other Identifier: Map ID 20
*P2. Location: ☐ Not for Publication ☒ Unrestricted *a. County San Diego and (P2c, P2e, and P2b or P2d. Attach a Location Map as necessary.) *b. USGS 7.5' Quad Imperial Beach, Calif. Date 2018 T 18S; R 2W; SW ¼ of SW ¼ of Sec 20; San Bernardino B.M. c. Address 1337 Palm Avenue City Imperial Beach Zip 91932 d. UTM: (Give more than one for large and/or linear resources) Zone mE mN e. Other Locational Data: (e.g., parcel #, directions to resource, elevation, decimal degrees, etc., as appropriate) APN 627-012-09-00
*P3a. Description: (Describe resource and its major elements. Include design, materials, condition, alterations, size, setting, and boundaries)
The subject property contains an irregular plan, one-story commercial building with a drive-through along the rear (south) and east elevations of the building, patio seating, and a parking lot. The stucco clad building has a low-pitch red-clay tile cross-gable roof and a flat roof with a projecting Mission-like curved parapet. The main entrance on the northwest corner of the building contains a metal-frame fully glazed door, a secondary metal-frame fully glazed door is located on the east elevation and two metal rear doors are located on the rear elevation. See Continuation Sheet. *P3b. Resource Attributes: (List attributes and codes) HP6. 1-3 Story Commercial Building *P4. Resources Present: ☒Building ☐ Structure ☐ Object ☐ Site ☐ District ☐ Element of District ☐ Other (Isolates, etc.) P5b. Description of Photo: Photo 1, East
and partial view of north elevation, view
to the southwest IMG_0367
*P6. Date Constructed/Age and
Sources:  Historic
1966 (IBSN 1966: 4)
*P7. Owner and Address:

Dannie and Curtis Young, Michel
LoCicero
4330 Grace Road
Bonita, CA 91902
*P8. Recorded by:

Claire Cancilla, MSHP (Dudek)
605 Third Street
Encinitas, CA 92024
*P9. Date Recorded:

June 5, 2025
*P10. Survey Type: Intensive
P5a. Photograph or Drawing

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*Resource Name or # (Assigned by recorder) 1337 Palm Avenue DPR 523B *Required Information
State of California - The Resources Agency Primary #
DEPARTMENT OF PARKS AND RECREATION HRI#

BUILDING, STRUCTURE, AND OBJECT RECORD
B1. Historic Name: N/A
B2. Common Name: N/A
B3. Original Use: Commercial
B4. Present Use: Commercial
*B5. Architectural Style: Modern style with elements of Mission Revival and Spanish Colonial Revival styles *B6. Construction History: (Construction date, alterations, and date of alterations) The subject proeprty was constructed in 1966 (IBSN 1966: 4). Historic aerial photographs show that the covered patio on the west elevation was constructed c. 1981 (NETR 2025a). Observed alterations include: possible re-roofing; window frame replacement; door replacements. *B7. Moved? ☒No ☐Yes ☐Unknown Date: Original Location:
*B8. Related Features: N/A
B9a. Architect: Unknown (typology designed by Robert McKay) b. Builder: Unknown *B10. Significance: Theme N/A Area: N/A
Period of Significance N/A Property Type N/A Applicable Criteria N/A (Discuss importance in terms of historical or architectural context as defined by theme, period, and geographic scope. Also address integrity.)
1337 Palm Avenue does not meet any of the criteria for listing in the National Register of Historic Places (NRHP) or California Register of Historical Resources (CRHR). The property was evaluated in accordance with Section 106 of the National Historic Preservation Act (Section 106) and Section 15064.5 (a)(2)-(3) of the CEQA Guidelines using the criteria outlined in Section 5024.1 of the California Public Resources Code. The property is not considered a historic property for the purposes of Section 106 or a historical resource under CEQA. As such, this evaluation assigns a 6Z California Historical Resources Status Code to 1337 Palm Avenue. See Continuation Sheet.

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Description (cont.)
Fenestration consists of a variety of metal-sash windows including arched and rectangular fixed windows and a sliding window on the east elevation. The west elevation includes a patio seating area covered by a wood pergola.

Landscaping includes lawns, shrubs, and trees. The historic property boundary is limited to the legal parcel boundary of APN 627-012-09-00. The subject property is in overall good condition.

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In the 1980s through early 2000s, commercial and auto-focused development, such as gas stations, fast food restaurants, strip malls, and auto centers, continued to develop along the major arterials such as Palm Avenue (Google 2025; ParcelQuest 2025). Today, the City of Imperial Beach continues to be a tourist beach destination with approximately 400,000 visitors per year, and a population of 27,434 as of 2019 (City of Imperial Beach 2019).

Many commercial buildings along Palm Avenue were utilitarian in design, and often automobile-focused such as service stations. Small commercial establishments, including restaurants and cafes, also peppered lots near the coast along First Street, and along Palm Avenue near 2nd and 3rd streets. In circa 1963, the SR 75 portion along Palm Avenue in Imperial Beach was widened by another two lanes between 7th and 13th streets, making it a sixlane highway with three lanes in each direction (UCSB 2025; NETR 2025b). In the 1980s through 1990s, development along Palm Avenue in the project area was primary auto-focused with gas stations, fast food restaurants, strip malls, and auto centers, among other uses, which were mainly built as simple box buildings (Google 2025; ParcelQuest 2025). In the 2000s, building typologies continued to center around the automobile in addition to apartment buildings, credit unions, the Imperial Beach Health Center, and grocery stores (Google 2025; ParcelQuest 2025). By circa 2012, the Miracle Shopping District was demolished (NETR 2025a). In circa 2019, Caltrans relinquished ownership of SR75 along Palm Avenue to the City of Imperial Beach. It continues to serve as the City’s main entrance and a major commercial and mixed-use arterial roadway (City of Imperial Beach 2019).

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utilizing prefabricated components. On these later examples, the Drive-thru point of contact windows were frequently situated on the side or rear of a structure and are not intended to be an architectural feature of note (Prosser and Herrick 2016: 75).

Character-defining features of drive-thru restaurants include (Prosser and Herrick 2016: 79):
• Retains most of the essential character defining features of the type • Drive-thru features are still readable from the period of significance • Of a style or mixture of styles typical of the period of construction such as Mid-Century Modern, Googie, and Programmatic
• Of the design and layout typical of adapting to the needs of the automobile (e.g. approach and departure drive to and from point of service, architectural differentiation of point of service) • Typically associated with a particular company and/or architects/designers • Signage may be prominent
Property History
The subject property was constructed in 1966 as a Taco Bell drive-thru restaurant. An opening ribbon-cutting ceremony were held on November 18, 1966 with Taco Bell officials Ken Kyle, Fred Langlotz, and Al Kennerly in attendance, as well as local franchise owners Joe Di Rienzo and Jim Hobel of Chula Vista (IBSN 1966: 4). Founded by Glen Bell, the first Taco Bell opened in Downey, California in 1962. in 1962 in Downey, California by Glen Bell.

Architectural designer Robert McKay, who later went on to design Wienerschnitzel’s early A-frame buildings, designed the original Taco Bell style, which intentionally took elements of the Mission and Spanish Colonial Revival styles to reflect early California buildings. Characteristic features of original Taco Bell buildings include stucco, brick, red tile roofs, and rounded arches and hundreds of early Taco Bells were designed with these components before it was phased out (Buck 2022). PepsiCo purchased Taco Bell in 1978 from Glen Bell - at this time, Taco Bell expanded substantially and the style and aesthetic moved away from the original Mission/Spanish Colonial aesthetic to a more basic rectilinear form. As of 2023, Taco Bell had more than 8,000 restaurants, most of which are operated as franchises (Taco Bell 2025).

The property was occupied by Taco Bell until at least 1996 (TSN 1996: 27). Subsequent occupants include Burritos Santana (circa 2011-2015) and Burritos Luna (2015-present) (Google Maps).

Statement of Significance
Under NRHP and CRHR Criteria A/1, the property at 1337 Palm Avenue lacks a direct and important association with any event significant in local, state, or national history. The commercial property was constructed ;in 1967, following a decades-long pattern of commercial development along Palm Avenue that intensified following World War II’s conclusion in 1945. While post-war commercial development along Palm Avenue is an important local trend, construction along Palm Avenue had slowed by the end of the 1970s. As such, the subject property post-dates the significant period of post-World War II development in Imperial Beach and instead represents the general, more sporadic extension of commercial development along Palm Avenue that has continued to the present day. It is also not known to be directly associated with any events that have made a significant contribution to the history of Imperial

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Beach, San Diego County, California, or the nation. Research also did not identify a significant historical event that occurred on the property. Therefore, the subject property does not meet NRHP Criterion A or CRHR Criterion 1 and is recommended not eligible.

Under NRHP and CRHR Criteria B/2, the property at 1337 Palm Avenue lacks a significant association with the productive life of any person important in local, state, or national history. Research identified several individuals associated with eh ownership or occupancy of the subject proeprty, including local Taco Bell franchise owners Joe Di Rienzo and Jim Hobel; however, research did not identify information that would indicate the individuals are important to our past. Due to a lack of identified significant associations with any persons important in our past, the property is recommended not eligible under NRHP Criterion B or CRHR Criterion 2.

Under NRHP and CRHR Criterion C/3, the commercial building at 1337 Palm Avenue does not fully embody the distinctive characteristics of any Modern architectural style, nor is it known to represent the work of a master, possess high artistic value, or be a component of a potential or existing historic district. The subject property is a former Taco Bell constructed in 1967. Early Taco Bell buildings were designed by Robert McKay to harken to California’s architectural past with elements of the Mission and Spanish Colonial Revival styles, including red tile roof, arches, and stucco; however, they were not fully articulated expressions of either style. While the subject proeprty retains characteristics of early Taco Bell design, it is not a particularly notable example and there were hundreds of similar buildings with identical stylistic elements designed by Taco Bell in the 1960s and 1970s before its sale to PepsiCo in 1978. Overall, the property lacks sufficient design and construction value to meet NRHP Criterion C or CRHR Criterion 3.

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*Recorded by: Claire Cancilla MSHP, Dudek *Date: June 5, 2025 ☒ Continuation ☐ Update DPR 523L * Required information
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CONTINUATION SHEET Trinomial
References (cont.)
Adams, Freda Compton Elliot. 1976. A History of Imperial Beach. Accessed in-person at the San Diego County Library – Imperial Beach Branch, June 2025.

Buck, Fielding. 2022. "Where Old-School Taco Bell Buildings Still Exist in Southern California." The Orange County Register. March 18, 2022. Accessed June 2025. https://www.ocregister.com/2022/03/18/where-oldschool-taco-bell-buildings-still-exist-in-southern-california/.

City of Imperial Beach. 2019. City of Imperial Beach General Plan/Local Coastal Program Land Use Plan. Accessed online on June 12, 2025.

City of Imperial Beach. 2024. General Plan & Local Coastal Plan. Adopted October 19, 1994. Updated June 2024.

Accessed June 5, 2025. https://imperialbeachca.gov/DocumentCenter/View/2388/General-Plan-LCPUpdated-2024.

Daugherty, Patrick. 1994. “A Little History on Imperial Beach.” San Diego Reader. Accessed June 4, 2025. https://www.sandiegoreader.com/news/1994/dec/08/little-history-imperial-beach/.

Google. 2025. “Imperial Beach [aerial image].” Google Imagery. Mountainview, California: Google Imagery.

Accessed June 3, 2025.

IBSN (Imperial Beach Star News). 1966. "Grand Opening Ceremonies Set for New Taco Bell." Newspapers.com:

Imperial Beach Star News (Imperial Beach, CA), 4. November 17, 1966.

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*Recorded by: Claire Cancilla MSHP, Dudek *Date: June 5, 2025 ☒ Continuation ☐ Update DPR 523L * Required information
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CONTINUATION SHEET Trinomial
South Bay Historical Society Bulletin. 2016. Historic Sites of Imperial Beach. Issue Number 12. April. http://sunnycv.com/history/bulletin/12.pdf
Taco Bell. 2025. "Taco Bell History." Accessed July 2025. https://www.tacobell.com/history.

The Star News (TSN). 1996."Advertisement - Taco Bell Now Hiring." Newspapers.com: The Star News (Chula Vista, CA), 27. October 26, 1996.

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Photographs (cont.)
Photo 2. Side (west) and rear elevations of the building, view to the northeast.

Source: Dudek 2025

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DPR 523A *Required Information
State of California - The Resources Agency Primary #
DEPARTMENT OF PARKS AND RECREATION HRI #
PRIMARY RECORD Trinomial
NRHP Status Code 6Z
Other Listings
Review Code Reviewer Date
P1. Other Identifier: Map ID 21
*P2. Location: ☐ Not for Publication ☒ Unrestricted *a. County San Diego and (P2c, P2e, and P2b or P2d. Attach a Location Map as necessary.) *b. USGS 7.5' Quad Imperial Beach, Calif. Date 2018 T 18S; R 2W; SW ¼ of SW ¼ of Sec 20; San Bernardino B.M. c. Address 1253 Palm Avenue City Imperial Beach Zip 91932 d. UTM: (Give more than one for large and/or linear resources) Zone mE mN e. Other Locational Data: (e.g., parcel #, directions to resource, elevation, decimal degrees, etc., as appropriate) APN 626-312-01-00
*P3a. Description: (Describe resource and its major elements. Include design, materials, condition, alterations, size, setting, and boundaries)
The subject property located at 1253 Palm Avenue contains a rectangular plan, one-story commercial building with a covered drive through along the rear (south) elevation. The painted stucco clad building is topped with a clay-tile side-gable roof. A metal-frame fully glazed storefront door on the primary (north) elevation is the main entrance to the building. A secondary metal-frame fully glazed door is located on the east elevation. Fenestration includes wood-sash fixed window and a metal-sash sliding drive through window on the rear elevation. The drive through on the rear elevation is covered by a stucco clad porte-cochere with a flat roof. See Continuation Sheet. *P3b. Resource Attributes: (List attributes and codes) HP6. 1-3 Story Commercial Building *P4. Resources Present: ☒Building ☐ Structure ☐ Object ☐ Site ☐ District ☐ Element of District ☐ Other (Isolates, etc.) P5b. Description of Photo: Photo 1,
Primary (north) elevation, view
looking southwest, (Google Maps
2022)
*P6. Date Constructed/Age and
Sources:  Historic
1979 (San Diego County
Assessor’s Office)
*P7. Owner and Address:

Franklin Family 1997 Trust
40 El Rancho Vista
Chula Vista, CA 91910
*P8. Recorded by:

Claire Cancilla, MSHP (Dudek)
605 Third Street
Encinitas, CA 92024
*P9. Date Recorded:

June 5, 2025
*P10. Survey Type: Intensive
P5a. Photograph 1

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*Resource Name or # (Assigned by recorder) 1253 Palm Avenue DPR 523B *Required Information
State of California - The Resources Agency Primary #
DEPARTMENT OF PARKS AND RECREATION HRI#

BUILDING, STRUCTURE, AND OBJECT RECORD
B1. Historic Name: Wienerschnitzel
B2. Common Name: N/A
B3. Original Use: Fast food drive-thru restaurant
B4. Present Use: Fast food drive-thru restaurant
*B5. Architectural Style: Postmodern
*B6.Construction History: (Construction date, alterations, and date of alterations) The property was constructed in 1979 (San Diego County Assessor’s Office). Observed alterations include: replacement doors; replacement metal-frame windows; possible reroofing *B7. Moved? ☒No ☐Yes ☐Unknown Date: Original Location:
*B8. Related Features: N/A
B9a. Architect: Unknown b. Builder: Unknown
*B10. Significance: Theme N/A Area: N/A
Period of Significance N/A Property Type N/A Applicable Criteria N/A (Discuss importance in terms of historical or architectural context as defined by theme, period, and geographic scope. Also address integrity.)
1253 Palm Avenue does not meet the criteria for the National Register of Historic Places (NRHP) or California Register of Historical Resources (CRHR). The property was evaluated in accordance with Section 106 of the National Historic Preservation Act (Section 106) and Section 15064.5 (a)(2)-(3) of the CEQA Guidelines using the criteria outlined in Section 5024.1 of the California Public Resources Code. The property is not considered a historic property for the purposes of Section 106 or a historical resource under CEQA. As such, this evaluation assigns a 6Z California Historical Resources Status Code to 1253 Palm Avenue. See Continuation Sheet.

B11. Additional Resource Attributes: (List attributes and codes)
*B12. References: See Continuation Sheet
B13. Remarks:
*B14. Evaluator: Claire Cancilla, MSHP
*Date of Evaluation: June 15, 2025
(This space reserved for official comments.)

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Description (cont.)
A driveway on the north boundary of the property leads to an asphalt drive through surrounding the building.

Landscaping includes lawns and concrete masonry unit planters with shrubs and trees. The historic property boundary is limited to the legal parcel boundary of APN 626-312-01-00. The subject property is in overall good condition
Significance (cont.)
Historic Context
Imperial Beach developed its early infrastructure throughout the 1940s with newly paved streets, streetlights, and the completion of a new community center on 19th Street (Adams 1976: 71; Daugherty 1994). Numerous civic groups were formed in the 1940s to aid community development, such as the Imperial Beach Civic Group (1945), Sanitary District (1949), and Imperial Beach Fireman’s Auxiliary (1949), among others. By 1949, the South Bay area’s population reached approximately 9,600. Housing, as shown in a 1953 aerial, was composed of several subdivisions north and south of Palm Avenue, in and near the coastal area—most of which were single-story Ranch and Minimal Traditional style tract homes. North and south of Palm Avenue, between 9th and 13th streets, housing remained scattered with some undeveloped residential lots throughout. Similarly, in 1953, several housing subdivisions were north of Imperial Beach Boulevard near the coast, as well as some scattered residences north and south of the boulevard further inland (NETR 2025a). An aerial ten years later shows that nearly all vacant lots north and south of Palm Avenue were infilled and much of the vacant land was also developed north and south of Imperial Beach Boulevard (UCSB 2025). To service the growing population, commercial development took flight in Imperial Beach in the late 1940s through early 1950s (Adams 1976:72,75,87).

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In the 1980s through early 2000s, commercial and auto-focused development, such as gas stations, fast food restaurants, strip malls, and auto centers, continued to develop along the major arterials such as Palm Avenue (Google 2025; ParcelQuest 2025). Today, the City of Imperial Beach continues to be a tourist beach destination with approximately 400,000 visitors per year, and a population of 27,434 as of 2019 (City of Imperial Beach 2019).

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followed uniform designs and tended to be more utilitarian or simplified than their predecessors, frequently utilizing prefabricated components. On these later examples, the Drive-thru point of contact windows were frequently situated on the side or rear of a structure and are not intended to be an architectural feature of note (Prosser and Herrick 2016: 75).

Character-defining features of drive-thru restaurants include (Prosser and Herrick 2016: 79):
• Retains most of the essential character defining features of the type • Drive-thru features are still readable from the period of significance • Of a style or mixture of styles typical of the period of construction such as Mid-Century Modern, Googie, and Programmatic
• Of the design and layout typical of adapting to the needs of the automobile (e.g. approach and departure drive to and from point of service, architectural differentiation of point of service) • Typically associated with a particular company and/or architects/designers • Signage may be prominent
Property History
Since its construction in 1979, the subject property has been a drive-thru Wienerschnitzel. Called Der Wienerschnitzel until 1978 when the current logo was designed and the “Der” was dropped, the chain was founded in Wilmington, Los Angeles in 1961 by former Taco Bell employee John Galardi. By 1968, there were 200 locations.

Early Wienerschnitzel restaurants were designed by Robert McKay, who also designed early Taco Bell drive-thru restaurants. These buildings, which became the restaurants “identifying image” (Prosser and Herrick 2016: 77), were standardized A-frame designs with steep, red-tile roofs. These early A-frames made the drive-up window an architectural feature of its basic design by creating breezeways transversely bisecting the A-frame. In the 1970s, as the brand expanded to new locations and states, the design of Wienerschnitzel became less uniform and restaurants opened that were larger, had indoor seating rather than a drive-up or drive-thru window, and were less stylistically distinct. As of 2021, the company franchises 330 restaurants in 10 states (IBSN 1984: 37; The StarNews 1990: 32; Buck 2021; Prosser and Herrick 2016: 76-77).

Statement of Significance
Under NRHP and CRHR Criteria A/1, the property at 1253 Palm Avenue lacks a direct and important association with any event significant in local, state, or national history. The commercial property was constructed in 1979, following a decades-long pattern of commercial development along Palm Avenue that intensified following World War II’s conclusion in 1945. While post-war commercial development along Palm Avenue is an important local trend, construction along Palm Avenue had slowed by the end of the 1970s. As such, the subject property postdates the significant period of post-World War II development in Imperial Beach and instead represents the general, more sporadic extension of commercial development along Palm Avenue that has continued to the present day. The subject property has been a Wienerschnitzel since its construction and there is no indication that it is significant or innovative within the history of Wienerschnitzel, the fast-food industry generally, or within Imperial Beach. industry generally or within Imperial Beach specifically. It is also not known to be directly associated with any events that have made a significant contribution to the history of Imperial Beach, San Diego County, California,

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or the nation. Research also did not identify a significant historical event that occurred on the property. Therefore, the subject property does not meet NRHP Criterion A or CRHR Criterion 1 and is recommended not eligible.

Under NRHP and CRHR Criteria B/2, the property at 1253 Palm Avenue lacks a significant association with the productive life of any person important in local, state, or national history. Research did not identify any particular individuals associated with the ownership or operation of the subject property and there is no information to indicate that the founder of Wienerschnitzel, John Galardi, had any direct associations with the subject property.

Due to a lack of identified significant associations with any persons important in our past, the property is recommended not eligible under NRHP Criterion B or CRHR Criterion 2.

Under NRHP and CRHR Criterion C/3, the commercial building at 1253 Palm Avenue does not fully embody the distinctive characteristics of the Postmodern style, nor is it known to represent the work of a master, possess high artistic value, or be a component of a potential or existing historic district. Unlike the subject property, more distinctive examples of the style give primary emphasis to the main facade by incorporating historical elements, a mix of unusual exterior materials, and historical allusions to give visual interest to the building. Originally constructed as a fast-food Wienerschnitzel drive-thru in 1978, property is a standard drive-thru fast food restaurant that does not embody any particular architectural style. Unlike the earlier distinctive A-frame Wienerschnitzel restaurants constructed in the 1960s designed by Robert McKay that came to typify the brand, the subject property is reflection of the brand’s expansion in the 1970s when the A-frame design was abandoned and the company constructed larger, less distinctive buildings. The subject property therefore lacks sufficient design and construction value to meet NRHP Criterion C or CRHR Criterion 3.

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References (cont.)
Adams, Freda Compton Elliot. 1976. A History of Imperial Beach. Accessed in-person at the San Diego County Library – Imperial Beach Branch, June 2025.

Buck, Fileding. 2021. "Five things to know about Wienerschnitzel as it hits its 60th anniversary." Orange County Register. June 24, 2021. Accessed June 2025. https://www.ocregister.com/2021/06/24/five-things-toknow-about-wienerschnitzel-as-it-hits-its-60th-anniversary/.

City of Imperial Beach. 2019. City of Imperial Beach General Plan/Local Coastal Program Land Use Plan. Accessed online on June 12, 2025.

City of Imperial Beach. 2024. General Plan & Local Coastal Plan. Adopted October 19, 1994. Updated June 2024.

Accessed June 5, 2025. https://imperialbeachca.gov/DocumentCenter/View/2388/General-Plan-LCPUpdated-2024.

Daugherty, Patrick. 1994. “A Little History on Imperial Beach.” San Diego Reader. Accessed June 4, 2025. https://www.sandiegoreader.com/news/1994/dec/08/little-history-imperial-beach/.

Google. 2025. “Imperial Beach [aerial image].” Google Imagery. Mountainview, California: Google Imagery.

Accessed June 3, 2025.

Google Maps. 2022. “1253 Palm Avenue, Imperial Beach, CA.” Google Maps. November 2022. https://www.google.com/maps/place/Wienerschnitzel/@32.5837772,- 117.1063693,3a,75y,202.22h,90.21t/data=!3m7!1e1!3m5!1s40WAo6MCRWQj2sVC0sw8xQ!2e0!6shttps:
%2F%2Fstreetviewpixelspa.googleapis.com%2Fv1%2Fthumbnail%3Fcb_client%3Dmaps_sv.tactile%26w%3D900%26h%3D600%26p itch%3D0.21499558492462256%26panoid%3D40WAo6MCRWQj2sVC0sw8xQ%26yaw%3D202.2170785483278 6!7i16384!8i8192!4m15!1m8!3m7!1s0x80d94c41a8c2ca5f:0x6b16571bd9146fb5!2sImperial+Beach+Pl aza+Shopping+Center,+1253+Palm+Ave,+Imperial+Beach,+CA+91932!3b1!8m2!3d32.5834393!4d117.1064887!16s%2Fg%2F11b8v5xwms!3m5!1s0x80d94c41a867fa0d:0x4d67df8461ddacda!8m2!3d32 .5834854!4d117.1064478!16s%2Fg%2F1tg_gbc7?entry=ttu&g_ep=EgoyMDI1MDYyOS4wIKXMDSoASAFQAw%3D%3D.

IBSN (Imperial Beach Star News). 1984. "Advertisement - Gala Celebration, Wienerschnitzel's Birthday Party!" Newspapers.com: Imperial Beach Star News (Imperial Beach, CA), 37. June 14, 1984.

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*Recorded by: Claire Cancilla MSHP, Dudek *Date: June 5, 2025 ☒ Continuation ☐ Update DPR 523L * Required information
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NETR (Nationwide Environmental Title Research, LLC). 2025b. Historic Topographic Maps of the Imperial Beach Project Area, Imperial Beach, CA, dating from 1904, 1908, 1911, 1915, 1920, 1928, 1932, 1941, 1943, 1955, 1960, 1962, 1977, 2002, 2012, 2015, 2018, and 2021. Accessed June 4, 2025. https://www.historicaerials.com/viewer.

ParcelQuest. 2025. Property Data Information. Accessed June 3, 2025. https://www.parcelquest.com/ Prosser, Daniel, Ph.D. and Daniel Herrick. 2016. “Los Angeles Historic Context Statement. Context: Commercial Development, 1850-1980. Theme: Commercial Development and the Automobile, 1910-1970.” Prepared for City of Los Angeles Department of City Planning Office of Historic Resources. Accessed June 1, 2021:
https://planning.lacity.org/odocument/3007ea6e-c4dd-42ec-bedeb109293f2873/CommercialDevelopmentandtheAutomobile_1910-1970.pdf South Bay Historical Society Bulletin. 2016. Historic Sites of Imperial Beach. Issue Number 12. April. http://sunnycv.com/history/bulletin/12.pdf
The Star-News. 1990. "Public Notice - Notice to Creditors." Newspapers.com: The Star-News (Chula Vista, CA), 32.

August 29, 1990.

Visit California. 2025. "California: The Birthplace of Fast Food." Accessed June 2025. https://www.visitcalifornia.com/experience/california-birthplace-fast-food/.

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Photographs (cont.)
Photo 2. Side (west) and partial view of the covered driveway on the rear elevation, view to the east.

Source: Google Maps 2022

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DPR 523A *Required Information
State of California - The Resources Agency Primary #
DEPARTMENT OF PARKS AND RECREATION HRI #
PRIMARY RECORD Trinomial
NRHP Status Code 6Z
Other Listings
Review Code Reviewer Date
P1. Other Identifier: Map ID 22
*P2. Location: ☐ Not for Publication ☒ Unrestricted *a. County San Diego and (P2c, P2e, and P2b or P2d. Attach a Location Map as necessary.) *b. USGS 7.5' Quad Imperial Beach, Calif. Date 2018 T 18S; R 2W; SW ¼ of SW ¼ of Sec 20; San Bernardino B.M. c. Address 1237-39 Palm Avenue City Imperial Beach Zip 91932 d. UTM: (Give more than one for large and/or linear resources) Zone mE mN e. Other Locational Data: (e.g., parcel #, directions to resource, elevation, decimal degrees, etc., as appropriate) APN 626-311-15-00
*P3a. Description: (Describe resource and its major elements. Include design, materials, condition, alterations, size, setting, and boundaries)
The subject property is an irregular in plan, one-story commercial building. The concrete masonry unit clad building is topped by a flat roof with a projecting concrete overhang along the primary (north) elevation (Photo 1). Two metal-frame, fully glazed storefront entrances are located on the primary (north) elevation (Photo 2). Fenestration includes metal-frame fixed full-length windows. Landscaping includes trees and shrubs. The historic property boundary is limited to the legal parcel boundary of APN 626-311-15-00. The subject property is in overall good condition. *P3b. Resource Attributes: (List attributes and codes) HP6. 1-3 Story Commercial Building *P4. Resources Present: ☒Building ☐ Structure ☐ Object ☐ Site ☐ District ☐ Element of District ☐ Other (Isolates, etc.) P5b. Description of Photo: Photo 1,
East and primary (north) elevation,
view looking southwest, IMG_0400
*P6. Date Constructed/Age and
Sources:
 Historic  Prehistoric  Both
1965 (San Diego County Assessor’s
Office)
*P7. Owner and Address:

SukiMarket LLC
1239 Palm Avenue
Imperial Beach, CA 91932
*P8. Recorded by:

Claire Cancilla, MSHP (Dudek)
605 Third Street
Encinitas, CA 92024
*P9. Date Recorded:

June 5, 2025
*P10. Survey Type: Intensive
P5a. Photograph 1

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*Resource Name or # (Assigned by recorder) 1237-39 Palm Avenue DPR 523B *Required Information
State of California - The Resources Agency Primary #
DEPARTMENT OF PARKS AND RECREATION HRI#

BUILDING, STRUCTURE, AND OBJECT RECORD
B1. Historic Name: State Farm; Public Finance Corporation; Imperial Beach Travel Center; Ideal Choice Insurance B2. Common Name: N/A
B3. Original Use: Commercial
B4. Present Use: Commercial
*B5. Architectural Style: Mid-Century Modern
*B6.Construction History: (Construction date, alterations, and date of alterations) The property was constructed in 1965 (San Diego County Assessor’s Office). There are no known alterations. *B7. Moved? ☒No ☐Yes ☐Unknown Date: Original Location:
*B8. Related Features: N/A
B9a. Architect: Unknown b. Builder: Unknown
*B10. Significance: Theme N/A Area: N/A
Period of Significance N/A Property Type N/A Applicable Criteria N/A (Discuss importance in terms of historical or architectural context as defined by theme, period, and geographic scope. Also address integrity.)
1237-39 Palm Avenue does not meet any of the criteria for listing in the National Register of Historic Places (NRHP) or California Register of Historical Resources (CRHR). The property was evaluated in accordance with Section 106 of the National Historic Preservation Act (Section 106) and Section 15064.5 (a)(2)-(3) of the CEQA Guidelines using the criteria outlined in Section 5024.1 of the California Public Resources Code. The property is not considered a historic property for the purposes of Section 106 or a historical resource under CEQA. As such, this evaluation assigns a 6Z California Historical Resources Status Code to 1237-39 Palm Avenue. See Continuation Sheet.

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Significance (cont.)
Historic Context
Imperial Beach developed its early infrastructure throughout the 1940s with newly paved streets, streetlights, and the completion of a new community center on 19th Street (Adams 1976: 71; Daugherty 1994). Numerous civic groups were formed in the 1940s to aid community development, such as the Imperial Beach Civic Group (1945), Sanitary District (1949), and Imperial Beach Fireman’s Auxiliary (1949), among others. By 1949, the South Bay area’s population reached approximately 9,600. Housing, as shown in a 1953 aerial, was composed of several subdivisions north and south of Palm Avenue, in and near the coastal area—most of which were single-story Ranch and Minimal Traditional style tract homes. North and south of Palm Avenue, between 9th and 13th streets, housing remained scattered with some undeveloped residential lots throughout. Similarly, in 1953, several housing subdivisions were north of Imperial Beach Boulevard near the coast, as well as some scattered residences north and south of the boulevard further inland (NETR 2025a). An aerial ten years later shows that nearly all vacant lots north and south of Palm Avenue were infilled and much of the vacant land was also developed north and south of Imperial Beach Boulevard (UCSB 2025). To service the growing population, commercial development took flight in Imperial Beach in the late 1940s through early 1950s (Adams 1976:72,75,87).

Many commercial buildings along Palm Avenue were utilitarian in design, and often automobile-focused such as

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service stations. Small commercial establishments, including restaurants and cafes, also peppered lots near the coast along First Street, and along Palm Avenue near 2nd and 3rd streets. In circa 1963, the SR 75 portion along Palm Avenue in Imperial Beach was widened by another two lanes between 7th and 13th streets, making it a sixlane highway with three lanes in each direction (UCSB 2025; NETR 2025b). In the 1980s through 1990s, development along Palm Avenue in the project area was primary auto-focused with gas stations, fast food restaurants, strip malls, and auto centers, among other uses, which were mainly built as simple box buildings (Google 2025; ParcelQuest 2025). In the 2000s, building typologies continued to center around the automobile in addition to apartment buildings, credit unions, the Imperial Beach Health Center, and grocery stores (Google 2025; ParcelQuest 2025). By circa 2012, the Miracle Shopping District was demolished (NETR 2025a). In circa 2019, Caltrans relinquished ownership of SR75 along Palm Avenue to the City of Imperial Beach. It continues to serve as the City’s main entrance and acts as a major commercial and mixed-use arterial roadway (City of Imperial Beach 2019).

Character-defining features of the Mid-Century Modern style for commercial properties include:
• One- to two stories in height
• Low, boxy, horizontal proportions
• Simple geometric forms with a lack of exterior decoration • Commonly asymmetrical
• Flat roofed without coping at roofline; flat roofs hidden behind parapets or cantilevered canopies • Expressed post-and-beam construction in wood or steel • Exterior wall materials include stucco, brick, or concrete • Mass-produced materials
• Simple windows (metal or wood) flush-mounted and clerestory

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• Industrially plain doors
• Floor to ceiling window walls
• Extensive use of sheltered exterior corridors, with flat or slightly sloped roofs supported by posts, piers, or pipe columns
• Modern signage
• Deeply recessed and or angled vestibules
• Integrated planters
• Projecting vertical elements
Property History
The subject property was built in 1965 and has been a commercial building since its construction. The year it was constructed, it was occupied by the Public Finance Corporation (IBSN 1965: 17). By 1989, it was occupied by the Imperial Beach Travel Center and had previously been occupied by a Goodwill (The Star News 1989: 13). Since at least 2007, the property has been occupied by a State Farm Insurance Company office and, since 2017, Ideal Choice Insurance (Google 2025). Newspapers indicate that prior to the construction of the subject property, there was a residential property on the lot (Gaines 1951: 20).

Statement of Significance
Under NRHP and CRHR Criteria A/1, the property at 1144-1148 Palm Avenue lacks a direct and important association with any event significant in local, state, or national history. The commercial property was constructed in 1965, during a period of increased population growth and corresponding commercial expansion in Imperial Beach broadly and on Palm Avenue specifically following World War II’s conclusion in 1945. Palm Avenue was expanded to four lanes in 1955 and to six lanes circa 1963 and many businesses opened along this major thoroughfare to cater to locals and passing motorists. By 1955, for example, commercial development on Palm Avenue included the Miracle Shopping District (demolished) that was located between 9th and Delaware Street.

Palm Avenue’s large number commercial businesses ranged from beauty salons and barber shops to car dealerships, motels, hotels, and restaurants. By the 1960s, Palm Avenue was firmly established as a commercial center in Imperial Beach. While the subject property is associated with the pattern of post-World War II commercial development along Palm Avenue, an important local trend, the subject property was one of many commercial buildings constructed in the post-World War II years and did not play a significant role in this trend and did not influence this trend. As such, the subject property does not meet NRHP Criterion A or CRHR Criterion 1 and is recommended not eligible.

Under NRHP and CRHR Criteria B/2, the property at 1237-1239 Palm Avenue lacks a significant association with the productive life of any person important in local, state, or national history. The property has had several commercial occupants since its construction, including Public Finance Corporation (1965) and Imperial Beach Travel Center (1989); however, research did not identify any particular individuals associated with the businesses that occupied the subject property. Due to a lack of identified significant associations with any persons important in our past, the property is recommended not eligible under NRHP Criterion B or CRHR Criterion 2.

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*Recorded by: Claire Cancilla MSHP, Dudek *Date: June 5, 2025 ☒ Continuation ☐ Update DPR 523L * Required information
State of California - The Resources Agency Primary#
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CONTINUATION SHEET Trinomial
Under NRHP and CRHR Criterion C/3, the commercial building at 1237-1239 Palm Avenue does not fully embody the distinctive characteristics of the Mid-Century Modern architectural style, nor is it known to represent the work of a master, possess high artistic value, or be a component of a potential or existing historic district. The subject property lacks design and construction value and is recommended not eligible under NRHP Criterion C and CRHR Criterion 3.

References (cont.)
Adams, Freda Compton Elliot. 1976. A History of Imperial Beach. Accessed in-person at the San Diego County Library – Imperial Beach Branch, June 2025.

City of Imperial Beach. 2019. City of Imperial Beach General Plan/Local Coastal Program Land Use Plan. Accessed online on June 12, 2025.

City of Imperial Beach. 2024. General Plan & Local Coastal Plan. Adopted October 19, 1994. Updated June 2024.

Accessed June 5, 2025. https://imperialbeachca.gov/DocumentCenter/View/2388/General-Plan-LCPUpdated-2024.

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*Recorded by: Claire Cancilla MSHP, Dudek *Date: June 5, 2025 ☒ Continuation ☐ Update DPR 523L * Required information
State of California - The Resources Agency Primary#
DEPARTMENT OF PARKS AND RECREATION HRI #
CONTINUATION SHEET Trinomial
Daugherty, Patrick. 1994. “A Little History on Imperial Beach.” San Diego Reader. Accessed June 4, 2025. https://www.sandiegoreader.com/news/1994/dec/08/little-history-imperial-beach/.

Gaines, Lucy M. 1951. "That's the Way I Heard It." Newspapers.com: The Chula Vista Star (Chula Vista, CA), 20.

August 2, 1951.

Gebhard, D., and R. Winter. 2003. An Architectural Guidebook to Los Angeles. Layton, Utah: Gibbs Smith Publishing.

Google. 2025. “Imperial Beach [aerial image].” Google Imagery. Mountainview, California: Google Imagery.

Accessed June 3, 2025.

IBSN (Imperial Beach Star News). 1965. "Advertisement - New in Imperial Beach." Newspapers.com: Imperial Beach Star News (Imperial Beach, CA), 17. September 16, 1965.

Morgan, W. 2004. The Abrams Guide to American House Styles. New York City, New York: Harry N Abrams Inc.

ParcelQuest. 2025. Property Data Information. Accessed June 3, 2025. https://www.parcelquest.com/ South Bay Historical Society Bulletin. 2016. Historic Sites of Imperial Beach. Issue Number 12. April. http://sunnycv.com/history/bulletin/12.pdf
The Star News. 1989. "Public Notices - Notice to Creditors." Newspapers.com: The Star News (Chula Vista, CA),

13. October 21, 1989.

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Photographs (cont.)
Photo 2. Primary (north) elevation, of the subject property, view to the south Source: Dudek 2025

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DPR 523A *Required Information
State of California - The Resources Agency Primary #
DEPARTMENT OF PARKS AND RECREATION HRI #
PRIMARY RECORD Trinomial
NRHP Status Code 6Z
Other Listings
Review Code Reviewer Date
P1. Other Identifier: Map ID 23
*P2. Location: ☐ Not for Publication ☒ Unrestricted *a. County San Diego and (P2c, P2e, and P2b or P2d. Attach a Location Map as necessary.) *b. USGS 7.5' Quad Imperial Beach, Calif. Date 2018 T 18S; R 2W; SW ¼ of SW ¼ of Sec 20; San Bernardino B.M. c. Address 1221-35 Palm Avenue City Imperial Beach Zip 91932 d. UTM: (Give more than one for large and/or linear resources) Zone mE mN e. Other Locational Data: (e.g., parcel #, directions to resource, elevation, decimal degrees, etc., as appropriate) APN 626-311-14-00
*P3a. Description: (Describe resource and its major elements. Include design, materials, condition, alterations, size, setting, and boundaries)
The subject property was constructed circa 1964 as a commercial building. It consists of two buildings on a shared lot: a Quonset hut adapted for commercial usage (1233-1235 Palm Avenue) (Photo 1) and an adjacent commercial box building (1221-1223 Palm Avenue) (Photo 2). The stucco clad buildings are rectangular in plan and one-story in height. The Quonset hut has a curved corrugated metal roof, and the box building has a flat roof. Metal-frame fully glazed store front doors accessed by concrete staircases are located on the primary (north) elevations of the buildings. Fenestration includes metalframe fixed windows. The historic property boundary is limited to the legal parcel boundary of APN 626-311-14-00. The subject property is in overall good condition.
*P3b. Resource Attributes: (List attributes and codes) HP6. 1-3 Story Commercial Building *P4. Resources Present: ☒Building ☐ Structure ☐ Object ☐ Site ☐ District ☐ Element of District ☐ Other (Isolates, etc.) P5b. Description of Photo: Photo 1,
Primary (north) elevation of 1233-
1235 Palm Avenue, view looking
southwest, IMG_0396
*P6. Date Constructed/Age and
Sources: Historic
c. 1964 (NETR 2025a)
*P7. Owner and Address:

SDCA Investments LLC
11171 Corte Cangrejo
San Diego, CA 92130
*P8. Recorded by:

Claire Cancilla, MSHP (Dudek)
605 Third Street
Encinitas, CA 92024
*P9. Date Recorded:

June 5, 2025
*P10. Survey Type: Intensive
P5a. Photograph 1

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*Resource Name or # (Assigned by recorder) 1221-35 Palm Avenue DPR 523B *Required Information
State of California - The Resources Agency Primary #
DEPARTMENT OF PARKS AND RECREATION HRI#

BUILDING, STRUCTURE, AND OBJECT RECORD
B1. Historic Name: Quonset Plaza; Jay Curtis Realty
B2. Common Name: N/A
B3. Original Use: Commercial
B4. Present Use: Commercial
*B5. Architectural Style: Quonset hut (1233-35 Palm Avenue); Utilitarian – commercial box (1221-1223 Palm Avenue) *B6. Construction History: (Construction date, alterations, and date of alterations) The subject property was constructed circa 1959 (NETR 2025a). Observed alterations to 1233-35 Palm Avenue include: addition of a stucco commercial frontage with nonoriginal metal storefronts, windows, and entryway. Observed alterations to 1221-1225 Palm Avenue: replacement metal frame windows and doors.
*B7. Moved? ☒No ☐Yes ☐Unknown Date: Original Location:
*B8. Related Features: N/A
B9a. Architect: Unknown b. Builder: Unknown
*B10. Significance: Theme N/A Area: N/A
Period of Significance N/A Property Type N/A Applicable Criteria N/A (Discuss importance in terms of historical or architectural context as defined by theme, period, and geographic scope. Also address integrity.)
1221-35 Palm Avenue does not meet any of the criteria for listing in the National Register of Historic Places (NRHP) or California Register of Historical Resources (CRHR). The property was evaluated in accordance with Section 106 of the National Historic Preservation Act (Section 106) and Section 15064.5 (a)(2)-(3) of the CEQA Guidelines using the criteria outlined in Section 5024.1 of the California Public Resources Code. The property is not considered a historic property for the purposes of Section 106 or a historical resource under CEQA. As such, this evaluation assigns a 6Z California Historical Resources Status Code to 1221-35 Palm Avenue. See Continuation Sheet.

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*Recorded by: Claire Cancilla MSHP, Dudek *Date: June 5, 2025 ☒ Continuation ☐ Update DPR 523L * Required information
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CONTINUATION SHEET Trinomial
Significance (cont.)
Historic Context
Imperial Beach developed its early infrastructure throughout the 1940s with newly paved streets, streetlights, and the completion of a new community center on 19th Street (Adams 1976: 71; Daugherty 1994). Numerous civic groups were formed in the 1940s to aid community development, such as the Imperial Beach Civic Group (1945), Sanitary District (1949), and Imperial Beach Fireman’s Auxiliary (1949), among others. By 1949, the South Bay area’s population reached approximately 9,600. Housing, as shown in a 1953 aerial, was composed of several subdivisions north and south of Palm Avenue, in and near the coastal area—most of which were single-story Ranch and Minimal Traditional style tract homes. North and south of Palm Avenue, between 9th and 13th streets, housing remained scattered with some undeveloped residential lots throughout. Similarly, in 1953, several housing subdivisions were north of Imperial Beach Boulevard near the coast, as well as some scattered residences north and south of the boulevard further inland (NETR 2025a). An aerial ten years later shows that nearly all vacant lots north and south of Palm Avenue were infilled and much of the vacant land was also developed north and south of Imperial Beach Boulevard (UCSB 2025). To service the growing population, commercial development took flight in Imperial Beach in the late 1940s through early 1950s (Adams 1976:72,75,87).

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*Recorded by: Claire Cancilla MSHP, Dudek *Date: June 5, 2025 ☒ Continuation ☐ Update DPR 523L * Required information
State of California - The Resources Agency Primary#
DEPARTMENT OF PARKS AND RECREATION HRI #
CONTINUATION SHEET Trinomial
Many commercial buildings along Palm Avenue were utilitarian in design, and often automobile-focused such as service stations. Small commercial establishments, including restaurants and cafes, also peppered lots near the coast along First Street, and along Palm Avenue near 2nd and 3rd streets. In circa 1963, the SR 75 portion along Palm Avenue in Imperial Beach was widened by another two lanes between 7th and 13th streets, making it a sixlane highway with three lanes in each direction (UCSB 2025; NETR 2025b). In the 1980s through 1990s, development along Palm Avenue in the project area was primary auto-focused with gas stations, fast food restaurants, strip malls, and auto centers, among other uses, which were mainly built as simple box buildings (Google 2025; ParcelQuest 2025). In the 2000s, building typologies continued to center around the automobile in addition to apartment buildings, credit unions, the Imperial Beach Health Center, and grocery stores (Google 2025; ParcelQuest 2025). By circa 2012, the Miracle Shopping District was demolished (NETR 2025a). In circa 2019, Caltrans relinquished ownership of SR75 along Palm Avenue to the City of Imperial Beach. It continues to serve as the City’s main entrance and acts as a major commercial and mixed-use arterial roadway (City of Imperial Beach 2019).

Quonset Hut
The Quonset hut structure is a metal semi-circular roof and wall structure erected and attached to a concrete pad and currently used for large vehicle storage. It consists of folded, accordion-like galvanized steel segment walls that spring an arch to form the convex roof. Each segment is attached with steel screws at the fold, then attached to the foundation pad. Although the form first emerged in England during World War I, Quonset huts were pioneered for the US military at Quonset Point, Rhode Island in 1941 by the George A. Fuller and Company (Decker and Chiei 2005: 2). Fuller and Company’s Quonset hut improved upon the design of the British military’s Nissen hut, designed by Peter Nissen in 1916. The Quonset hut was designed to be constructed quickly with a continuous arch and metal structure that could be adapted for a variety of uses. Throughout its period of popularity the Quonset hut was used largely used by the military for storage, assembly halls, or barracks. After World War II, manufacturers of Quonset huts such as Great Lakes Steel Corporation and Stran-Steel promoted the adaptive reuse of Quonset huts for civilian life, marketing their products to for use as temporary housing for returning veterans, single-family homes, agricultural storage, assembly halls, commercial uses, and light industrial buildings. (Decker and Chiei 2005; PCR Services 2007; HRG 2015: 2-6).

Character-defining/associative features of the Quonset hut include:
▪ Half-cylinder shape, with wood or metal rib framing
▪ Rectangular plan
▪ Clad in corrugated metal sheeting
▪ Oversized doors
▪ Steel-frame industrial windows, typically divided-light Property History
The buildings at 1221-1235 Palm Avenue were constructed circa 1964. The Quonset hut at 1233-1235 Palm Avenue has been used for commercial purposes since at least 1973; research did not uncover information that indicated it had a military or civic use prior to its use as a commercial building. Research identified several historical occupants of the subject property. These include the following at 1233-1235 Palm Avenue: Cutlass

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Marine (1973); Jay Curtis Realty (circa 1976 - circa 1980); and Happy Tails Dog Grooming owned by Kathleen Heisterberg (c. 1979) (CBSN 1973: 41; IBR 1976: 10; BSN 1976: 17; CVSN 1979: 43; CVSN 1980: 42). Research did not identify substantial biographical information on any individuals assocaited with these businesses.

In addition, research identified that the Imperial Beach Star-News offices operated out of 1223 Palm Avenue from at least 1983 to 1984 (IBSN 1984: 3; IBSN 1983: 3). The Imperial Beach Star News was a local paper. It was named the Imperial Beach Star News in 1960 and grew out of several decades of acquisitions and mergers of other small local papers. The paper was taken over by Lowell Blankfort and Rowland in 1961. In 1972 it was sold to Harte-Hanks Newspapers of Texas and became part of the six-paper San Diego Urban Newspaper Group, and then as sold to Worrell enterprises in 1986 and appears to have ceased operating out of the subject property (SBHS 2025)
Statement of Significance
Under NRHP and CRHR Criteria A/1, the buildings at 1221-1235 Palm Avenue lack a direct and important association with any event significant in local, state, or national history. The commercial properties were constructed circa 1964, during a period of increased population growth and corresponding commercial expansion in Imperial Beach broadly and on Palm Avenue specifically following World War II’s conclusion in 1945. Palm Avenue was expanded to four lanes in 1955 and to six lanes circa 1963 and many businesses opened along this major thoroughfare to cater to locals and passing motorists. By 1955, for example, commercial development on Palm Avenue included the Miracle Shopping District (demolished) that was located between 9th and Delaware Street. Palm Avenue’s large number commercial businesses ranged from beauty salons and barber shops to car dealerships, motels, hotels, and restaurants. By the 1960s, Palm Avenue was firmly established as a commercial center in Imperial Beach. While the subject property is associated with the pattern of post-World War II commercial development along Palm Avenue, an important local trend, the subject property was one of many commercial buildings constructed in the post-World War II years and did not play a significant role in this trend and did not influence this trend. As such, the subject property does not meet NRHP Criterion A or CRHR Criterion 1 and is recommended not eligible.

The subject buildings were occupied by numerous businesses over the years, including The Imperial Beach StarNews at 1233 Palm Avenue, a notable local paper. While this was a locally important newspaper, research indicated the paper occupied the subject proeprty only in 1983 and 1984, a limited time period after which time it was acquired and appears to have left the subject proeprty. As such, it does not appear that there is a significant associative connection between the subject property and the newspaper. Other businesses that have occupied the subject buildings include a dog groomer, Cutlass Marine, and a realty business, none of which appear to have been innovative within their industries or within Imperial Beach. The subject buildings are also not known to be directly associated with any events that have made a significant contribution to the history of Imperial Beach, San Diego County, California, or the nation. Research also did not identify a significant historical event that occurred oat the subeject buildings. Therefore, the buildings at 1221-1235 Palm Avenue do not meet NRHP Criterion A or CRHR Criterion 1 and are recommended not eligible.

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*Recorded by: Claire Cancilla MSHP, Dudek *Date: June 5, 2025 ☒ Continuation ☐ Update DPR 523L * Required information
State of California - The Resources Agency Primary#
DEPARTMENT OF PARKS AND RECREATION HRI #
CONTINUATION SHEET Trinomial
Under NRHP and CRHR Criteria B/2, the buildings at 1221-1235 Palm Avenue lack a significant association with the productive life of any person important in local, state, or national history. Research identified several individuals associated with businesses that occupied the subject buildings through their history, including Kathleen Heisterberg who operated Happy Tails Dog Grooming from 1235 Palm Avenue in 1976 and Jay Curtis who operated a real estate business from 1233 Palm Avenue circa 1976 to circa 1980. Research did not uncover information that would indicate that these individuals were important to the past or made significant contributions to history.

Due to a lack of identified significant associations with any persons important in our past, the subject buildings are recommended not eligible under NRHP Criterion B or CRHR Criterion 2.

Under NRHP and CRHR Criterion C/3, the commercial buildings at 1221-1235 lack architectural distinction and are not known to represent the work of a master, possess high artistic value, or be a component of a potential or existing historic district. The building at 1233-1235 Palm Avenue is a Quonset hut that has been altered to serve as a commercial structure/ With its half-cylinder shape and rectangular plan, the subject building displays some of the characteristics of the Quonset hut, but due to alterations including the addition of a stucco commercial frontage with non-original metal windows and doors that have diminished architectural features that would otherwise be considered distinctive of the type, it does not represent a fully developed articulation of the typology.

The subject building at 1221-1225 Palm Avenue is an undifferentiated commercial box building that does not display the distinctive characteristics of any particular style; similar examples are located in Imperial Beach, San Diego County, and California. Research did not identify an architect for the subject buildings, they appear unlikely to have been constructed by a master architect or builder. It is a ubiquitous example of its type and there are many similar examples in Imperial Beach, California, and the United States. Overall, the subject buildings lack sufficient design and construction value to meet NRHP Criterion C, CRHR Criterion 3, or County Register Criterion 3.

Under NRHP and CRHR Criteria D/4, the subject buildings are not significant as a source, or likely source, of important historical information, nor do they appear likely to yield important information about historic construction methods, materials, or technologies. This technology is well understood through contemporary trade journals and scientific monographs. As such, the subject buildings lack significance under NRHP Criterion D and CRHR Criterion

4. Integrity Considerations
Because the subject property lacks sufficient significance to meet any of the criteria for listing in the NRHP or CRHR, an integrity analysis was considered immaterial. To be eligible for listing in either register, a resource must first meet one or more of the significance criteria outlined above before a determination can be made as to whether the resource retains its historic character and can convey its significance. In the case of the subject property, the evaluation found that it lacked the necessary significance to warrant further analysis of its physical and historic integrity.

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*Recorded by: Claire Cancilla MSHP, Dudek *Date: June 5, 2025 ☒ Continuation ☐ Update DPR 523L * Required information
State of California - The Resources Agency Primary#
DEPARTMENT OF PARKS AND RECREATION HRI #
CONTINUATION SHEET Trinomial
under any national, state, or local landmark programs, nor has it been previously identified as eligible for local designation by any historical resource surveys.

References (cont.)
Adams, Freda Compton Elliot. 1976. A History of Imperial Beach. Accessed in-person at the San Diego County Library – Imperial Beach Branch, June 2025.

CVSN (Chula Vista Star News). 1973. "Notice to Creditors." Newspapers.com: Chula Vista Star News (Chula Vista, CA), 41. November 1, 1973.

CVSN. 1979. "Fictitious Business Name Statement." Newspapers.com: Chula Vista Star News (Chula Vista, CA), 29.

January 4, 1979.

CVSN. 1980. "Statement of Withdrawal from Partners Operating Under Fictitious Business Name." Newspapers.com: Chula Vista Star News (Chula Vista, CA), 42. March 12, 1980.

City of Imperial Beach. 2019. City of Imperial Beach General Plan/Local Coastal Program Land Use Plan. Accessed online on June 12, 2025.

City of Imperial Beach. 2024. General Plan & Local Coastal Plan. Adopted October 19, 1994. Updated June 2024.

Accessed June 5, 2025. https://imperialbeachca.gov/DocumentCenter/View/2388/General-Plan-LCPUpdated-2024.

Daugherty, Patrick. 1994. “A Little History on Imperial Beach.” San Diego Reader. Accessed June 4, 2025. https://www.sandiegoreader.com/news/1994/dec/08/little-history-imperial-beach/.

Decker, Julie and Chirs Chiei. 2015. Quonset Hut: Metal Living for a Modern Age. Princeton Architectural Press:

New York City, New York.

Google. 2025. “Imperial Beach [aerial image].” Google Imagery. Mountainview, California: Google Imagery.

Accessed June 3, 2025.

HRG (Historic Resources Group). SurveyLA Citywide Historic Context Statement: Architecture and Engineering/Technological Developments in Construction/The Quonset Hut, 1941-1965. Prepared for City of Los Angeles Department of City Planning Office of Historic Resources. October 2015. https://planning.lacity.gov/odocument/ecc893e4-f5dd-4d7d-8034- 1132c7d4aed8/The%20Quonset%20Hut%2C%201920-1965.pdf.

IBR (Imperial Beach Reminder). 1976. "Advertisement - Jay Curtis Realty." Newspapers.com: Imperial Beach Reminder (Imperial Beach, CA), 10. August 25, 1976.

IBSN (Imperial Beach Star News). 1983. "Masthead - Vol. 69, No. 97." Newspapers.com: Imperial Beach Star News (Imperial Beach, CA), 3. December 4, 1983.

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*Recorded by: Claire Cancilla MSHP, Dudek *Date: June 5, 2025 ☒ Continuation ☐ Update DPR 523L * Required information
State of California - The Resources Agency Primary#
DEPARTMENT OF PARKS AND RECREATION HRI #
CONTINUATION SHEET Trinomial
IBSN. 1984. "Masthead - Vol. 59, No. 138." Newspapers.com: Imperial Beach Star News (Imperial Beach, CA), 3.

April 29, 1984.

ParcelQuest. 2025. Property Data Information. Accessed June 3, 2025. https://www.parcelquest.com/ PCR Services. 2007. Quonset Huts, 829 Broadway, Santa Monica, California: City Landmark Assessment Report.

November 2007. Accessed June 2025. https://www.smgov.net/departments/pcd/agendas/LandmarksCommission/2007/20071210/PCR%20Landmark%20Assessment%20Report%20(829%20Broadway).pdf.

South Bay Historical Society Bulletin. 2016. Historic Sites of Imperial Beach. Issue Number 12. April. http://sunnycv.com/history/bulletin/12.pdf
SBHS (South Bay Historical Society). 2025. "Newspapers of the South Bay." Accessed June 2025. http://sunnycv.com/history/exhibits/newspapers.html.

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Avenue
*Recorded by: Claire Cancilla MSHP, Dudek *Date: June 5, 2025 ☒ Continuation ☐ Update DPR 523L * Required information
State of California - The Resources Agency Primary#
DEPARTMENT OF PARKS AND RECREATION HRI #
CONTINUATION SHEET Trinomial
Photographs (cont.)
Photo 2. Primary (north) and west elevation of 1221-1225 Palm Avenue, view looking southeast Source: Dudek 2025

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DPR 523A *Required Information
State of California - The Resources Agency Primary #
DEPARTMENT OF PARKS AND RECREATION HRI #
PRIMARY RECORD Trinomial
NRHP Status Code 6Z
Other Listings
Review Code Reviewer Date
P1. Other Identifier: Map ID 24
*P2. Location: ☐ Not for Publication ☒ Unrestricted *a. County San Diego and (P2c, P2e, and P2b or P2d. Attach a Location Map as necessary.) *b. USGS 7.5' Quad Imperial Beach, Calif. Date 2018 T 18S; R 2W; SW ¼ of SW ¼ of Sec 20; San Bernardino B.M. c. Address 1215 Palm Avenue City Imperial Beach Zip 91932 d. UTM: (Give more than one for large and/or linear resources) Zone mE mN e. Other Locational Data: (e.g., parcel #, directions to resource, elevation, decimal degrees, etc., as appropriate) APN 626-311-02-00
*P3a. Description: (Describe resource and its major elements. Include design, materials, condition, alterations, size, setting, and boundaries)
The subject property is a one-story, rectangular plan single-family residence exhibiting influences of the Minimal Traditional style (Photograph 1). The residence has a concrete foundation and is topped with a low-pitched gable roof clad in composition shingle. The building is clad in stucco with horizontal wood cladding on the bottom half of the primary (north) elevation. Fenestration includes single vinyl-frame slider windows on the primary north elevation (replacement). The primary entrance is located on the north elevation and is covered by metal security bars and is accessible via a concrete path and two concrete steps. See Continuation Sheet.
*P3b. Resource Attributes: (List attributes and codes) HP2. Single Family Property *P4. Resources Present: ☒Building ☐ Structure ☐ Object ☐ Site ☐ District ☐ Element of District ☐ Other (Isolates, etc.) P5b. Description of Photo: (View,
date, accession #) Photo 1, Primary
(north) elevation, view looking
south, IMG_0389
*P6. Date Constructed/Age and
Sources:
 Historic  Prehistoric  Both
1953 (San Diego County Assessor’s
Office)
*P7. Owner and Address:

Alejandra and Esther Pacheco
760 8th Street
Imperial Beach, CA 91932
*P8. Recorded by: (Name,
affiliation, address)
Claire Cancilla, MSHP (Dudek)
605 Third Street
Encinitas, CA 92024
*P9. Date Recorded:

June 5, 2025
*P10. Survey Type: Intensive
P5a. Photograph 1

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*Resource Name or # (Assigned by recorder) 1215 Palm Avenue DPR 523B *Required Information
State of California - The Resources Agency Primary #
DEPARTMENT OF PARKS AND RECREATION HRI#

BUILDING, STRUCTURE, AND OBJECT RECORD
B1. Historic Name: N/A
B2. Common Name: N/A
B3. Original Use: Commercial
B4. Present Use: Commercial
*B5. Architectural Style: Minimal Traditional
*B6.Construction History: (Construction date, alterations, and date of alterations) The subject property was constructed in 1953 (San Diego County Assessor’s Office). Observed alterations include: replacement vinyl frame-windows; replacement primary door on north elevation; re-roofing; re-stucco.
*B7. Moved? ☒No ☐Yes ☐Unknown Date: Original Location:
*B8. Related Features: N/A
B9a. Architect: Unknown b. Builder: Unknown
*B10. Significance: Theme N/A Area: N/A
Period of Significance N/A Property Type N/A Applicable Criteria N/A (Discuss importance in terms of historical or architectural context as defined by theme, period, and geographic scope. Also address integrity.)
1215 Palm Avenue does not meet any of the criteria for listing in the National Register of Historic Places (NRHP) or California Register of Historical Resources (CRHR). The property was evaluated in accordance with Section 106 of the National Historic Preservation Act (Section 106) and Section 15064.5 (a)(2)-(3) of the CEQA Guidelines using the criteria outlined in Section 5024.1 of the California Public Resources Code. The property is not considered a historic property for the purposes of Section 106 or a historical resource under CEQA. As such, this evaluation assigns a 6Z California Historical Resources Status Code to 1215 Palm Avenue. See Continuation Sheet.

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*Recorded by: Claire Cancilla MSHP, Dudek *Date: June 5, 2025 ☒ Continuation ☐ Update DPR 523L * Required information
State of California - The Resources Agency Primary#
DEPARTMENT OF PARKS AND RECREATION HRI #
CONTINUATION SHEET Trinomial
Description (cont.)
Landscaping consist of grass at the front (north), side, and rear (south) yards. There are some mature trees in the rear yard. Aerial imagery indicates that there is a rectangular in-plan ancillary building situated at the southeast corner of hte lot which has a gable roof; however, this building was not visible from teh public right-of-way. The historic property boundary is limited to the legal parcel boundary of APN 626-311-02-00. The subject property is in overall good condition.

Significance (cont.)
Historic Context
During Imperial Beach’s early development, housing was mostly located to the north and west. Imperial Beach developed its early infrastructure throughout the 1940s with newly paved streets, streetlights, and the completion of a new community center on 19th Street (Adams 1976: 71; Daugherty 1994). Numerous civic groups were formed in the 1940s to aid community development, such as the Imperial Beach Civic Group (1945), Sanitary District (1949), and Imperial Beach Fireman’s Auxiliary (1949), among others. By 1949, the South Bay area’s population reached approximately 9,600. Housing, as shown in a 1953 aerial, was composed of several subdivisions north and south of Palm Avenue, in and near the coastal area—most of which were single-story Ranch and Minimal Traditional style tract homes. North and south of Palm Avenue, between 9th and 13th streets, housing remained scattered with some undeveloped residential lots throughout. Similarly, in 1953, several housing subdivisions were north of Imperial Beach Boulevard near the coast, as well as some scattered residences north and south of the boulevard further inland (NETR 2025a). An aerial ten years later shows that nearly all vacant lots north and south of Palm Avenue were infilled and much of the vacant land was also developed north and south of Imperial Beach Boulevard (UCSB 2025).

To service the growing population, commercial development took flight in Imperial Beach in the late 1940s through early 1950s (Adams 1976:72,75,87).

Minimal Traditional (c. 1935-1950)
The Minimal Traditional style was a nationally prevalent style that emerged during the Great Depression. Minimal Traditional homes were designed to be simplistic, economical, and able to be produced at a mass scale. The prevalence of the style was the result of federal policies. Franklin D. Roosevelt enacted the National Housing Act in 1934, creating the Federal Housing Administration (FHA). The Minimal Traditional style house was explicitly preferred in FHA guidelines for homeowners to secure FHA-insured home loans. The style continued to be popular through World War II and the postwar housing boom, due to the increased use of factory-produced materials, the ability to be quickly mass-produced and deployed, and the general rejection of excessive, material-intensive Craftsman, Victorian, or Period Revival styles. The popularity of the Minimal Traditional style faded by the mid1950s as the effects of the Great Depression and war-time fiscal conservativism were forgotten (ARG 2019; Caltrans 2011: 67-70; McAlester 2018: 586-589).

Character-defining features of the Minimal Traditional style for residential properties include:
▪ Small scale
▪ One-story or one-and-a-half stories in height
▪ Low- or intermediate-pitched gable roof with little to no eave overhang

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*Recorded by: Claire Cancilla MSHP, Dudek *Date: June 5, 2025 ☒ Continuation ☐ Update DPR 523L * Required information
State of California - The Resources Agency Primary#
DEPARTMENT OF PARKS AND RECREATION HRI #
CONTINUATION SHEET Trinomial
▪ Typically features double-hung windows with either multi-pane or simulated multi-pane ▪ Window placement occasionally includes two windows set near the building corner ▪ Exterior cladding materials may include vertical and horizontal wood boards, shingles, brick veneer, and board-and-batten siding
▪ Minimal, limited architectural decoration, usually American Colonial Revival in character ▪ Roof dormers are rare, except on Cape Cod-style Minimal Traditional houses ▪ May have an attached or detached garage
Property History
Since its construction in 1965, the subject property has been a single-family residence. It is presently owned by Alejandra and Esther Pacheco; however, research, through Newspapers.com, California Digital Newspaper Collection, and GenealogyBank did not identify any information on historical owners or occupants of the subject property. Additional research, conducted through Ancestry.com’s Index to Public Records, Calisphere, and Google Books, also did not identify owners or occupants of the property.

Statement of Significance
Under NRHP and CRHR Criteria A/1, the property at 1215 Palm Avenue lacks a direct and important association with any event significant in local, state, or national history. The residential building was constructed in 1953, during a post-World War II population boom in Imperial Beach and California at large that resulted in rapid residential development, including several housing subdivisions north of Imperial Beach Boulevard that were constructed the same year as the subject property. While post-World War II residential growth was an important trend regionally and in California, this property did not play a significant role in this trend. It was one of many constructed during this period of growth and did not influence this trend. It is also not known to be directly associated with any events that have made a significant contribution to the history of Imperial Beach, San Diego County, California, or the nation. Research also did not identify a significant historical event that occurred on the property. Therefore, the subject property does not meet NRHP Criterion A or CRHR Criterion 1 and is recommended not eligible.

Under NRHP and CRHR Criteria B/2, the property at 1215 Palm Avenue lacks a significant association with the productive life of any person important in local, state, or national history. Alejandra and Esther Pacheco are the present owners of the subject property and do not appear to be people important to our past. Research did not identify any historical owners or occupants. Due to a lack of identified significant associations with any persons important in our past, the subject property is recommended not eligible under NRHP Criterion B or CRHR Criterion 2.

Under NRHP and CRHR Criterion C/3, the commercial building at 1215 Palm Avenue does not fully embody the distinctive characteristics of any particular Modern architectural style, nor is it known to represent the work of a master, possess high artistic value, or be a component of a potential or existing historic district. The subject property is a modest and architecturally undistinguished example of an early 1950s single-family residence. With its small-scale, one-story height, and limited architectural decoration, the subject building displays some of the characteristics of the Minimal Traditional style aesthetic, but it does not represent a fully developed articulation of the style. It is a ubiquitous example of its style and type and there are many similar examples in Imperial Beach,

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*Recorded by: Claire Cancilla MSHP, Dudek *Date: June 5, 2025 ☒ Continuation ☐ Update DPR 523L * Required information
State of California - The Resources Agency Primary#
DEPARTMENT OF PARKS AND RECREATION HRI #
CONTINUATION SHEET Trinomial
San Diego County, California, and the nation. Overall, the property lacks sufficient design and construction value to meet NRHP Criterion C or CRHR Criterion 3.

Summary of Evaluation Findings
The subject property was evaluated in consideration of NRHP and CRHR criteria and integrity requirements. As a result of the evaluation, the subject property is recommended not eligible for inclusion in the NRHP or CRHR under all listing criteria due to a lack of significant associations and architectural merit. The subject property is not currently designated or listed under any national, state, or local landmark programs, nor has it been previously identified as eligible for local designation by any historical resource surveys.

References (cont.)
Adams, Freda Compton Elliot. 1976. A History of Imperial Beach. Accessed in-person at the San Diego County Library – Imperial Beach Branch, June 2025.

ARG. 2019. Architectural Style Guide: Minimal Traditional. Prepared for the City of Anaheim Planning and Building Department, July 2019. https://www.anaheim.net/DocumentCenter/View/27509/AnaheimArchitecturalStyle-Guide-Minimal-Traditional.

Caltrans. 2011. Tract Housing in California, 1945-1973: A Context for National Register Evaluation. Sacramento, CA: California Department of Transportation.

City of Imperial Beach. 2019. City of Imperial Beach General Plan/Local Coastal Program Land Use Plan. Accessed online on June 12, 2025.

City of Imperial Beach. 2024. General Plan & Local Coastal Plan. Adopted October 19, 1994. Updated June 2024.

Accessed June 5, 2025. https://imperialbeachca.gov/DocumentCenter/View/2388/General-Plan-LCPUpdated-2024.

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*Recorded by: Claire Cancilla MSHP, Dudek *Date: June 5, 2025 ☒ Continuation ☐ Update DPR 523L * Required information
State of California - The Resources Agency Primary#
DEPARTMENT OF PARKS AND RECREATION HRI #
CONTINUATION SHEET Trinomial
Daugherty, Patrick. 1994. “A Little History on Imperial Beach.” San Diego Reader. Accessed June 4, 2025. https://www.sandiegoreader.com/news/1994/dec/08/little-history-imperial-beach/.

Google. 2025. “Imperial Beach [aerial image].” Google Imagery. Mountainview, California: Google Imagery.

Accessed June 3, 2025.

McAlester, V.S. 2018. A Field Guide to American Houses (Revised): The Definitive Guide to Identifying and Understanding America's Domestic Architecture. New York City, New York: Alfred A Knopf.

ParcelQuest. 2025. Property Data Information. Accessed June 3, 2025. https://www.parcelquest.com/ South Bay Historical Society Bulletin. 2016. Historic Sites of Imperial Beach. Issue Number 12. April. http://sunnycv.com/history/bulletin/12.pdf
UC Santa Barbara. 2025. Historic Aerial Photographs of the Imperial Beach Project Area, Imperial Beach, CA, dating from 1963. Accessed June 4, 2025. https://mil.library.ucsb.edu/ap_indexes/FrameFinder/.

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DPR 523A *Required Information
State of California - The Resources Agency Primary #
DEPARTMENT OF PARKS AND RECREATION HRI #
PRIMARY RECORD Trinomial
NRHP Status Code 6Z
Other Listings
Review Code Reviewer Date
P1. Other Identifier: Map ID 25
*P2. Location: ☐ Not for Publication ☒ Unrestricted *a. County San Diego and (P2c, P2e, and P2b or P2d. Attach a Location Map as necessary.) *b. USGS 7.5' Quad Imperial Beach, Calif. Date 2018 T 18S; R 2W; SW ¼ of SW ¼ of Sec 20; San Bernardino B.M. c. Address 1205 Palm Avenue City Imperial Beach Zip 91932 d. UTM: (Give more than one for large and/or linear resources) Zone mE mN e. Other Locational Data: (e.g., parcel #, directions to resource, elevation, decimal degrees, etc., as appropriate) APN 626-311-01-00
*P3a. Description: (Describe resource and its major elements. Include design, materials, condition, alterations, size, setting, and boundaries)
The subject property contains a rectangular in plan and one-story in height commercial building. The stucco clad building has a flat roof with a parapet and wood-shingle shed roofs supported by wood-posts along the primary (north) and west elevations. A metal main entry door is recessed on the northwest corner of the primary elevation and features stone veneer cladding. Fenestration includes vinyl-sash fixed windows and a metal door on the west elevation. An asphalt driveway surrounds the primary, west, and rear (south) elevations of the building. The historic property boundary is limited to the legal parcel boundary of APN 626-311-01-00. The subject property is in overall good condition. *P3b. Resource Attributes: (List attributes and codes) HP6. 1-3 Story Commercial Building *P4. Resources Present: ☒Building ☐ Structure ☐ Object ☐ Site ☐ District ☐ Element of District ☐ Other (Isolates, etc.) P5b. Description of Photo: Photo 1,
West and north elevations, view to
the southeast, IMG_0381
*P6. Date Constructed/Age and
Sources:  Historic
1962 (San Diego County Assessor’s
Office)
*P7. Owner and Address:

Alejandra and Esther Pacheco
760 8th Street
Imperial Beach, CA 91932
*P8. Recorded by:

Claire Cancilla, MSHP (Dudek)
605 Third Street
Encinitas, CA 92024
*P9. Date Recorded:

June 5, 2025
*P10. Survey Type: Intensive
P5a. Photograph 1

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*Resource Name or # (Assigned by recorder) 1205 Palm Avenue DPR 523B *Required Information
State of California - The Resources Agency Primary #
DEPARTMENT OF PARKS AND RECREATION HRI#

BUILDING, STRUCTURE, AND OBJECT RECORD
B1. Historic Name: Marco's Bar & Grill; Red Hawk Steak House B2. Common Name: N/A
B3. Original Use: Restaurant/bar
B4. Present Use: Restaurant/bar
*B5. Architectural Style: Mid-Century Modern
*B6.Construction History: (Construction date, alterations, and date of alterations) The subject property was constructed in1962 (San Diego County Assessor’s Office). Observed alterations include: aluminum frame window replacements; possible re-siding on some elevation; roof re-shingling
*B7. Moved? ☒No ☐Yes ☐Unknown Date: Original Location:
*B8. Related Features: N/A
B9a. Architect: Unknown b. Builder: Unknown
*B10. Significance: Theme N/A Area: N/A
Period of Significance N/A Property Type N/A Applicable Criteria N/A (Discuss importance in terms of historical or architectural context as defined by theme, period, and geographic scope. Also address integrity.)
1205 Palm Avenue does not meet any of the criteria for listing in the National Register of Historic Places (NRHP) or California Register of Historical Resources (CRHR). The property was evaluated in accordance with Section 106 of the National Historic Preservation Act (Section 106) and Section 15064.5 (a)(2)-(3) of the CEQA Guidelines using the criteria outlined in Section 5024.1 of the California Public Resources Code. The property is not considered a historic property for the purposes of Section 106 or a historical resource under CEQA. As such, this evaluation assigns a 6Z California Historical Resources Status Code to 1205 Palm Avenue. See Continuation Sheet.

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*Recorded by: Claire Cancilla MSHP, Dudek *Date: June 5, 2025 ☒ Continuation ☐ Update DPR 523L * Required information
State of California - The Resources Agency Primary#
DEPARTMENT OF PARKS AND RECREATION HRI #
CONTINUATION SHEET Trinomial
Significance (cont.)
Historic Context
Imperial Beach developed its early infrastructure throughout the 1940s with newly paved streets, streetlights, and the completion of a new community center on 19th Street (Adams 1976: 71; Daugherty 1994). Numerous civic groups were formed in the 1940s to aid community development, such as the Imperial Beach Civic Group (1945), Sanitary District (1949), and Imperial Beach Fireman’s Auxiliary (1949), among others. By 1949, the South Bay area’s population reached approximately 9,600. Housing, as shown in a 1953 aerial, was composed of several subdivisions north and south of Palm Avenue, in and near the coastal area—most of which were single-story Ranch and Minimal Traditional style tract homes. North and south of Palm Avenue, between 9th and 13th streets, housing remained scattered with some undeveloped residential lots throughout. Similarly, in 1953, several housing subdivisions were north of Imperial Beach Boulevard near the coast, as well as some scattered residences north and south of the boulevard further inland (NETR 2025a). An aerial ten years later shows that nearly all vacant lots north and south of Palm Avenue were infilled and much of the vacant land was also developed north and south of Imperial Beach Boulevard (UCSB 2025). To service the growing population, commercial development took flight in Imperial Beach in the late 1940s through early 1950s (Adams 1976:72,75,87).

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*Recorded by: Claire Cancilla MSHP, Dudek *Date: June 5, 2025 ☒ Continuation ☐ Update DPR 523L * Required information
State of California - The Resources Agency Primary#
DEPARTMENT OF PARKS AND RECREATION HRI #
CONTINUATION SHEET Trinomial
Many commercial buildings along Palm Avenue were utilitarian in design, and often automobile-focused such as service stations. Small commercial establishments, including restaurants and cafes, also peppered lots near the coast along First Street, and along Palm Avenue near 2nd and 3rd streets. In circa 1963, the SR 75 portion along Palm Avenue in Imperial Beach was widened by another two lanes between 7th and 13th streets, making it a sixlane highway with three lanes in each direction (UCSB 2025; NETR 2025b). In the 1980s through 1990s, development along Palm Avenue in the project area was primary auto-focused with gas stations, fast food restaurants, strip malls, and auto centers, among other uses, which were mainly built as simple box buildings (Google 2025; ParcelQuest 2025). In the 2000s, building typologies continued to center around the automobile in addition to apartment buildings, credit unions, the Imperial Beach Health Center, and grocery stores (Google 2025; ParcelQuest 2025). By circa 2012, the Miracle Shopping District was demolished (NETR 2025a). In circa 2019, Caltrans relinquished ownership of SR75 along Palm Avenue to the City of Imperial Beach. It continues to serve as the City’s main entrance and acts as a major commercial and mixed-use arterial roadway (City of Imperial Beach 2019).

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*Recorded by: Claire Cancilla MSHP, Dudek *Date: June 5, 2025 ☒ Continuation ☐ Update DPR 523L * Required information
State of California - The Resources Agency Primary#
DEPARTMENT OF PARKS AND RECREATION HRI #
CONTINUATION SHEET Trinomial
• Simple windows (metal or wood) flush-mounted and clerestory • Industrially plain doors
• Floor to ceiling window walls
• Extensive use of sheltered exterior corridors, with flat or slightly sloped roofs supported by posts, piers, or pipe columns
• Modern signage
• Deeply recessed and or angled vestibules
• Integrated planters
• Projecting vertical elements
Property History
The subject property is a restaurant and bar constructed in 1963. From its construction until circa 2011, the proeprty was occupied by the Red Hawk Steak House and was operated by Gene and Jackie Smith. In 1968, a newspaper writer described visiting the Red Hawk, saying that "you always receive a big welcome here form Gener or Jakie. Makes you feel like family" (Rolfes 1968: 9). The restaurant was taken over by Mike Halowell in 1991.

According to Google Maps imagery, the restaurant remained the Red Hawk until circa 2011, when it became Marco's Fine Italian Food and Pizza, which continues to operate out of the proeprty to the present day (CVSN 1963:
15; 1974: 21; Brents 2003: 10; Miller 1992: 13).

Statement of Significance
Under NRHP and CRHR Criteria A/1, the property at 1205 Palm Avenue lacks a direct and important association with any event significant in local, state, or national history. The commercial property was constructed in 1963, during a period of increased population growth and corresponding commercial expansion in Imperial Beach broadly and on Palm Avenue specifically following World War II’s conclusion in 1945. Palm Avenue was expanded to four lanes in 1955 and to six lanes circa 1963 and many businesses opened along this major thoroughfare to cater to locals and passing motorists. By 1955, for example, commercial development on Palm Avenue included the Miracle Shopping District (demolished) that was located between 9th and Delaware Street. Palm Avenue’s large number commercial businesses ranged from beauty salons and barber shops to car dealerships, motels, hotels, and restaurants. By the 1960s, Palm Avenue was firmly established as a commercial center in Imperial Beach.

While the subject property is associated with the pattern of post-World War II commercial development along Palm Avenue, an important local trend, the subject property was one of many commercial buildings constructed in the post-World War II years and did not play a significant role in this trend and did not influence this trend. It is also not known to be directly associated with any events that have made a significant contribution to the history of Imperial Beach, San Diego County, California, or the nation. Research also did not identify a significant historical event that occurred on the property. Therefore, the subject property does not meet NRHP Criterion A or CRHR Criterion 1 and is recommended not eligible.

Under NRHP and CRHR Criteria B/2, the property at 1205 Palm Avenue lacks a significant association with the productive life of any person important in local, state, or national history. The subject property opened as the Red Hawk Steak House in 1963, and was operated by Gene and Jackie Smith until it was taken over by Mike Halowell

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*Recorded by: Claire Cancilla MSHP, Dudek *Date: June 5, 2025 ☒ Continuation ☐ Update DPR 523L * Required information
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in 1991. Research did not uncover information that would indicate that these individuals important to the past or made significant contributions to history. Due to a lack of identified significant associations with any persons important in our past, the property is recommended not eligible under NRHP Criterion B or CRHR Criterion 2.

Under NRHP and CRHR Criterion C/3, the commercial building at 1205 Palm Avenue does not fully embody the distinctive characteristics of any particular Modern architectural style, nor is it known to represent the work of a master, possess high artistic value, or be a component of a potential or existing historic district. The subject property is a modest and architecturally undistinguished example of a 1960s commercial restaurant. With its boxy, horizontal proportions, stucco cladding, and simple geometric form with a lack of exterior decoration, the subject building displays some of the characteristics of the Mid-Century Modern style aesthetic, but it does not represent a fully developed articulation of the style. The proeprty is a ubiquitous example of its type and there are similar examples in Imperial Beach, San Diego County, California, and the nation. Overall, the property lacks sufficient design and construction value to meet NRHP Criterion C or CRHR Criterion 3.

ARG (Architectural Resources Group). 2016. City of Arcadia: Citywide Historic Context Statement. Prepared by ARG for the City of Arcadia, Development Services, Planning Division. January 11, 2016.

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https://www.arcadiaca.gov/Shape%20Arcadia/Development%20Services/historic%20preservation/Arcdia%20H CS_11-16_FINAL.pdf.

Brents, Phillip. 2003. "Romance is in the Air in South Country." Newspapers.com: The Star-News (Chula Vista, CA),

10. February 14, 2003.

Chula Vista Star-News (CVSN). 1963. "Legal notices - Notice of Sale of Stock in Bulk." Newspapers.com: Chula Vista Star-News (Chula Vista, CA), 15. February 3, 1963.

City of Imperial Beach. 2019. City of Imperial Beach General Plan/Local Coastal Program Land Use Plan. Accessed online on June 12, 2025.

City of Imperial Beach. 2024. General Plan & Local Coastal Plan. Adopted October 19, 1994. Updated June 2024.

Accessed June 5, 2025. https://imperialbeachca.gov/DocumentCenter/View/2388/General-Plan-LCPUpdated-2024.

Daugherty, Patrick. 1994. “A Little History on Imperial Beach.” San Diego Reader. Accessed June 4, 2025. https://www.sandiegoreader.com/news/1994/dec/08/little-history-imperial-beach/.

Gebhard, D., and R. Winter. 2003. An Architectural Guidebook to Los Angeles. Layton, Utah: Gibbs Smith Publishing.

Google. 2025. “Imperial Beach [aerial image].” Google Imagery. Mountainview, California: Google Imagery.

Accessed June 3, 2025.

Imperial Beach Star-News (IBSN). 1985. "Advertisement - Super Coupon Special." Newspapers.com: Imperial Beach Star-News (Imperial Beach, CA), 21. May 30, 1985.

Miller, Craig. 1992. "Red Hawk's 'Steak for Two' Most Popular." Newspapers.com: The Star-News (Chula Vista, CA),

13. February 1, 1992.

Morgan, W. 2004. The Abrams Guide to American House Styles. New York City, New York: Harry N Abrams Inc.

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NETR (Nationwide Environmental Title Research, LLC). 2025b. Historic Topographic Maps of the Imperial Beach Project Area, Imperial Beach, CA, dating from 1904, 1908, 1911, 1915, 1920, 1928, 1932, 1941, 1943, 1955, 1960, 1962, 1977, 2002, 2012, 2015, 2018, and 2021. Accessed June 4, 2025. https://www.historicaerials.com/viewer.

ParcelQuest. 2025. Property Data Information. Accessed June 3, 2025. https://www.parcelquest.com/ Rolfes, Kathie. 1968. "The South Bay After Dark." Newspapers.com: Chula Vista Star-News (Chula Vista, CA), 9.

November 8, 1968.

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Photographs (cont.)
Photo 2. West and south elevations, view to the northeast Source: Dudek 2025

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DPR 523A *Required Information
State of California - The Resources Agency Primary #
DEPARTMENT OF PARKS AND RECREATION HRI #
PRIMARY RECORD Trinomial
NRHP Status Code 6Z
Other Listings
Review Code Reviewer Date
P1. Other Identifier: Map ID 26
*P2. Location: ☐ Not for Publication ☒ Unrestricted *a. County San Diego and (P2c, P2e, and P2b or P2d. Attach a Location Map as necessary.) *b. USGS 7.5' Quad Imperial Beach, Calif. Date 2018 T 18S; R 2W; SW ¼ of SW ¼ of Sec 20; San Bernardino B.M. c. Address 1185 Palm Avenue City Imperial Beach Zip 91932 d. UTM: (Give more than one for large and/or linear resources) Zone mE mN e. Other Locational Data: (e.g., parcel #, directions to resource, elevation, decimal degrees, etc., as appropriate) APN 626-302-16-00
*P3a. Description: (Describe resource and its major elements. Include design, materials, condition, alterations, size, setting, and boundaries)
The subject project contains a rectangular plan, one-story commercial building with a low-pitched front-gable roof featuring overhanging closed eaves with exposed rafters (Photo 1). Cladding is a combination of brick, stucco, and wood board-andbatten. A set of metal-frame fully glazed main entrance doors are located on the primary (north) elevation. Fenestration includes metal-sash fixed windows. An asphalt driveway surrounds the building and includes four gas pumps. Landscaping includes lawns, trees, and shrubs in concrete planters surrounding the parking lot. The historic property boundary is limited to the legal parcel boundary of APN 626-302-16-00. The subject property is in overall good condition. *P3b. Resource Attributes: (List attributes and codes) HP6. 1-3 Story Commercial Building *P4. Resources Present: ☒Building ☐ Structure ☐ Object ☐ Site ☐ District ☐ Element of District ☐ Other (Isolates, etc.) P5b. Description of Photo: Photo 1,
Primary (north) and east elevations,
view looking southwest, IMG_0415
*P6. Date Constructed/Age and
Sources:  Historic
c. 1972 (NETR 2025a)
*P7. Owner and Address:

Thrifty Oil Company
539 S Main Street
Findlay, OH 45840
*P8. Recorded by:

Claire Cancilla, MSHP (Dudek)
605 Third Street
Encinitas, CA 92024
*P9. Date Recorded:

June 5, 2025
*P10. Survey Type: Intensive
P5a. Photograph or Drawing

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*Resource Name or # (Assigned by recorder) 1185 Palm Avenue DPR 523B *Required Information
State of California - The Resources Agency Primary #
DEPARTMENT OF PARKS AND RECREATION HRI#

BUILDING, STRUCTURE, AND OBJECT RECORD
B1. Historic Name: ARCO
B2. Common Name: N/A
B3. Original Use: Gas station
B4. Present Use: Gas station
*B5. Architectural Style: Elements of Contemporary
*B6.Construction History: (Construction date, alterations, and date of alterations) The subject property was constructed c. 1972 (NETR 2025a). Observed alterations include: replacement aluminum frame windows and primary entrance on north elevation (likely as part of a renovation from a garage/service station to store); updated gas pumps and canopy *B7. Moved? ☒No ☐Yes ☐Unknown Date: Original Location:
*B8. Related Features: N/A
B9a. Architect: Unknown b. Builder: Unknown
*B10. Significance: Theme N/A Area: N/A
Period of Significance N/A Property Type N/A Applicable Criteria N/A (Discuss importance in terms of historical or architectural context as defined by theme, period, and geographic scope. Also address integrity.)
1185 Palm Avenue does not meet any of the criteria for listing in the National Register of Historic Places (NRHP) or California Register of Historical Resources (CRHR). The property was evaluated in accordance with Section 106 of the National Historic Preservation Act (Section 106) and Section 15064.5 (a)(2)-(3) of the CEQA Guidelines using the criteria outlined in Section 5024.1 of the California Public Resources Code. The property is not considered a historic property for the purposes of Section 106 or a historical resource under CEQA. As such, this evaluation assigns a 6Z California Historical Resources Status Code to 1185 Palm Avenue. See Continuation Sheet.

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Significance (cont.)
Historic Context
Imperial Beach developed its early infrastructure throughout the 1940s with newly paved streets, streetlights, and the completion of a new community center on 19th Street (Adams 1976: 71; Daugherty 1994). Numerous civic groups were formed in the 1940s to aid community development, such as the Imperial Beach Civic Group (1945), Sanitary District (1949), and Imperial Beach Fireman’s Auxiliary (1949), among others. By 1949, the South Bay area’s population reached approximately 9,600. Housing, as shown in a 1953 aerial, was composed of several subdivisions north and south of Palm Avenue, in and near the coastal area—most of which were single-story Ranch and Minimal Traditional style tract homes. North and south of Palm Avenue, between 9th and 13th streets, housing remained scattered with some undeveloped residential lots throughout. Similarly, in 1953, several housing subdivisions were north of Imperial Beach Boulevard near the coast, as well as some scattered residences north and south of the boulevard further inland (NETR 2025a). An aerial ten years later shows that nearly all vacant lots north and south of Palm Avenue were infilled and much of the vacant land was also developed north and south of Imperial Beach Boulevard (UCSB 2025). To service the growing population, commercial development took flight in Imperial Beach in the late 1940s through early 1950s (Adams 1976:72,75,87).

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Many commercial buildings along Palm Avenue were utilitarian in design, and often automobile-focused such as service stations. Small commercial establishments, including restaurants and cafes, also peppered lots near the coast along First Street, and along Palm Avenue near 2nd and 3rd streets. In circa 1963, the SR 75 portion along Palm Avenue in Imperial Beach was widened by another two lanes between 7th and 13th streets, making it a sixlane highway with three lanes in each direction (UCSB 2025; NETR 2025b). In the 1980s through 1990s, development along Palm Avenue in the project area was primary auto-focused with gas stations, fast food restaurants, strip malls, and auto centers, among other uses, which were mainly built as simple box buildings (Google 2025; ParcelQuest 2025). In the 2000s, building typologies continued to center around the automobile in addition to apartment buildings, credit unions, the Imperial Beach Health Center, and grocery stores (Google 2025; ParcelQuest 2025). By circa 2012, the Miracle Shopping District was demolished (NETR 2025a). In circa 2019, Caltrans relinquished ownership of SR75 along Palm Avenue to the City of Imperial Beach. It continues to serve as the City’s main entrance and acts as a major commercial and mixed-use arterial roadway (City of Imperial Beach 2019).

Gas and Service Stations
While there were many variations for the service station, some of which included additional services such as repairs and car washing, the utilitarian filling station was the most common in the 1920s. These service stations usually consisted of a rectangular building that housed offices, restrooms, and service bays along with a canopy covering gasoline pumps and were typically surrounded by concrete and oriented to be conveniently accessible from the road. While this basic form remained popular for decades, as the 1920s went on many service stations became increasingly elegant and elaborate and were designed in popular residential Period Revival styles (Prosser and Herrick 2016: 24-34; Beresford 2015; Randl ND; History Colorado ND; Jakle and Sculle 1994).

During and after the Great Depression, service stations in Southern California tended to be designed in the Streamline Moderne and International styles. As oil and gas companies continued to consolidate power and resources during this period, the desire for consistent branding led to the greatest standardization of service stations forms. Walter Dorwin Teague, an industrial designer, created an oblong box service station prototype for Texaco in the 1930s, which soon became a standard form for service stations across the country. The oblong box service stations consist of an often-prefabricated oblong box with a flat roof, canopy, and interior spaces of an office with a large display window, restrooms, and service bays (Prosser and Herrick 2016: 24-34; Beresford 2015; Randl ND; History Colorado ND; Jakle and Sculle 1994).

In the post-World War II years, some stations began to apply more exuberant Googie elements to appeal to the ever-increasing number of motorists, but standardized Oblong service stations continued to be the most prevalent form. By 1960, the multi-pump, self-service station had become common. In the 1970s, it was most common for gas stations to be constructed with a consistent, standardized plan intended to be nationally recognizable with clear branding/signage (Prosser and Herrick 2016: 24-34; Beresford 2015; Jakle and Sculle 1948).

Character-Defining / Associative Features of Gas/Service Stations ▪ Typically oriented to offer convenient automobile access from the street ▪ Situated on a concrete lot

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▪ Layout and design features that reflect the accommodation of the automobile ▪ May reflect corporate design associated with a particular oil company and/or architects/designers ▪ Early examples may have influences of popular styles of the day, such as Spanish Colonial Revival, Streamline Moderne, and Googie
▪ Canopies over service islands are common
▪ Later examples may be prefabricated
▪ Typically have an oblong box form and may or may not have service bays depending on date of construction
▪ Presence of corporate / brand signage and / or logos
Contemporary Style (1945-1990)
Contemporary buildings are prevalent throughout the entire United States between 1945 and 1990 and were common in California at roughly the same time. The style rejects traditional decoration and exterior sleekness in favor of its interior, so much so that the plans and facades of the building are less unifying and more a reflection of the interior spaces use. There is also a relationship between outdoor spaces and interior rooms; in residential architecture, this can connect living space to gardens; in commercial spaces, it can provide an outlet from office space to a courtyard, garden, or park (McAlester 2018: 329-634).

Character-defining features of the Contemporary Style for commercial properties include:
▪ Low pitched gable roofs
▪ Exposed roof beams
▪ Wide, overhanging eaves
▪ Windows generally in gable ends
▪ Materials (wood, brick, glass concrete block) evoking a variety of textures ▪ Asymmetrical main façade
▪ Recessed or obscured entry
Property History
Since its construction circa 1972, the subject property has been a gas/service station. It began to offer automotive repair services in 1975, at which time it was owned by the Gulf Oil Company of California (IBSN 1975: 13). In teh 1970s and 1980s, Gulf Oil Corporation sold a significant portion of its California service stations to Thrifty Oil Company, which owned the subject proeprty by 1983 and countries to own it to the present day and operate it as an ARCO (CVSN 1983; 24;UPI 1980; ParcelQuest 2025).

Statement of Significance
Under NRHP and CRHR Criteria A/1, the property at 1185 Palm Avenue lacks a direct and important association with any event significant in local, state, or national history. The commercial property was constructed circa 1978, following a decades-long pattern of commercial development along Palm Avenue that intensified following World War II’s conclusion in 1945. While post-war commercial development along Palm Avenue is an important local trend, construction along Palm Avenue had slowed by the end of the 1970s. As such, the subject property post-

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Imperial Beach City CouncilSeptember 2, 2026

Imperial Beach City Council
September 2, 2026