Initial Study Mitigated Negative Declaration Palm Avenue Complete Multimodal Corridor Project — Imperial Beach City Council, September 2, 2026 (part 8 of 17)

*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
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 been a gas station since its construction and there is no information to indicate the property was significant within the history of gas/service stations 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 1185 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 individuals associated with the ownership or operation of the subject proeprty. 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 1185 Palm Avenue does not fully embody the distinctive characteristics of any particular 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 1970s gas station and former service station. Iti exhibits some elements of the Contemporary style (e.g., its low pitched gable roof, exposed roof beams, and wide overhanging eaves); however, it is an undistinguished and ubiquitous example of its type and there are many similar examples in Imperial Beach. Research did not identify the original architect but it appears unlikely to be the work of a master. Overall, the property lacks 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 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 monographs. As such, the property lacks significance under NRHP Criterion D and CRHR Criterion 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
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.

CVSN (Chula Vista Star-News). 1983. "Notice for Filing of Public Comment Draft Negative Declaration." Newspapers.com: Chula Vista Star-News (Chula Vista, CA), 24. February 13, 1983.

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.

History Colorado. 2025. “Oblong Box Gas Station.” Accessed June 2025. https://www.historycolorado.org/oblongbox-gas-station.

IBSN (Imperial Beach Star News). 1975. "Notice of Public Hearing Conditional Use Permit" Newspapers.com:

Imperial Beach Star News (Imperial Beach, CA), 43. February 13, 1975.

Jackle, John A. and Keith A. Sculle. 1994. The Gas Station in America. Baltimore: The John Hopkins University Press, 1994.

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.

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.

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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
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 August 10, 2022. https://planning.lacity.org/odocument/3007ea6e-c4dd-42ec-bede-b109293f2873/ CommercialDevelopmentandtheAutomobile_1910-1970.pdf.

Randl, Chad. 2008. “Preservation Brief 46: The Preservation and Reuse of Historic Gas Stations.” National Park Service. Accessed June 2025. https://www.nps.gov/tps/how-to-preserve/briefs/46-gas-stations.htm.

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/.

UPI (United Press International). 1980. "Gulf Oil Corp., the Nation's Fourth Largest Gasoline Marketer." Nov. 18, 1980.

Accessed June 2025. "https://www.upi.com/Archives/1980/11/18/Gulf-Oil-Corp-the-nations-fourth-largestgasoline-marketer/3184343371600/#:~:text=Nov.,offered%20by%20Thrifty%2C%20Kemple%20said.

Photographs (cont.)

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Photo 2. Primary (north) elevation and pumps associated with 1186 Palm Avenue, view to the southeast 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):

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 27
*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 1177-81 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 626-302-02-00
*P3a. Description: (Describe resource and its major elements. Include design, materials, condition, alterations, size, setting, and boundaries)
The subject property is a one-story commercial building with a rectangular footprint located mid-block between Florida Street to the west and 12th Street to the east. It presently houses two commercial businesses at 1177 Palm Avenue (west) and at 1181 Palm Avenue (east).The subject property is clad in stucco and topped with a flat roof. Visible fenestration is limited to the primary (south) and consists of a single vinyl-frame picture window on the northeast elevation at 1181 Palm Avene and an additional two covered windows at 1177 Palm Avenue. 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
(north) elevation, view looking
southwest, IMG_0429
*P6. Date Constructed/Age and
Sources:
 Historic  Prehistoric  Both
1979 (San Diego County Assessor’s
Office)
*P7. Owner and Address:

Edward J. Wedelstedt Revocable
Trust
1655 Pleasant Way
Pasadena, CA 91105
*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 or Drawing

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*Resource Name or # (Assigned by recorder) 1177-81 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: Utilitarian
*B6. Construction History: (Construction date, alterations, and date of alterations) Constructed in 1979. Replacement vinyl framewindows on primary elevation; re-stucco; addition of accessible ramps on the northwest elevation (observed). Date of alterations are unknown.
*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.)
1177-81 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 1177-81 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 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.)
The entrance to 1177 Palm Avenue is recessed and consists of an aluminum two-lite door, with both windows covered and accessible via a concrete ramp with a metal handrail. The primary entrance at 1181 Palm Avenue is a wood single-lite door. The building has a concrete parking lot located at the rear (west) and east elevations. The historic property boundary is limited to the legal parcel boundary of APN 626-302-02-00. 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).

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).

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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).

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).

Property History
The subject property has been a commercial building since its construction in 1979. By 1988, 1177 Palm Avenue was occupied by Palm Avenue Books, an adult bookstore, which continued to occupy the building until at least 1996 (Trageser 1988: 1; North County Times 1996: 20). In 1988, the property (1181 Palm Avenue) was occupied by H&R Block (CBSN 1988: 38). Today, the building houses a Romantix adult store (1177 Palm Avenue) and Locker Room Barber Shop (1181 Palm Avenue).

Statement of Significance
Under NRHP and CRHR Criteria A/1, the property at 1177-81 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 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 1177-81 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

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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
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 975 Palm Avenue does not fully embody the distinctive characteristics of an 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 utilitarian late 1970s commercial box building. The property does not display any physical characteristics of a particular style; therefore, it cannot be considered a true representative of a particular type, period, or method of construction. It is a ubiquitous example of a commercial property and there are many similar examples in Imperial Beach, California, and the United States. Archival research failed to reveal the subject property’s architect and/or builder but due to its simple and scaled-down design it is unlikely the work of a master. Overall, the property lacks sufficient design and construction value to meet NRHP Criterion C and CRHR Criterion 3.

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 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.

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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
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). 1988. "Advertisement - Don't Face the New Tax Laws Alone." Newspapers.com:

Chula Vista Star-News (Chula Vista, CA), 38. February 28, 1988.

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.

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.

North County Times. 1996. "Advertisement - Nikki Tyler In Person." Newspapers.com: North Country Times (Oceanside, CA), 20. April 22, 1996.

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
Trageser, James. 1988. "Vice Squad Busts Adult Bookstore." Newspapers.com: Imperial Beach Star-News (Imperial Beach, CA), 1. July 28, 1988
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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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 28
*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 1155 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 626-302-20-00
*P3a. Description: (Describe resource and its major elements. Include design, materials, condition, alterations, size, setting, and boundaries)
The subject property contains a rectangular plan, one-story commercial building with a flat roof featuring a parapet and projecting concrete overhangs on the primary (north) and west elevations (Photo 1). Cladding is a combination of concrete masonry units and vertical wood board. Two metal-frame fully glazed storefront doors are located on the primary elevation and a secondary metal-frame fully glazed storefront door is located on the west elevation. Fenestration includes metal-sash sliding windows obscured by metal security screens on the west elevation. The east elevation features a painted mural (Photo 2). An asphalt parking lot surrounds the west and rear (south) elevations. 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 and west
elevation, view looking southeast
*P6. Date Constructed/Age and
Sources:  Historic
c. 1972 (NETR 2025a)
*P7. Owner and Address:

Martin Michael & Gale Family Trust
1489 Connecticut 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 or Drawing

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*Resource Name or # (Assigned by recorder) 1155 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: Mid-Century Modern
*B6. Construction History: (Construction date, alterations, and date of alterations) The property was constructed circa 1972 (NETR 2025a). Observed alterations include replacement metal frame windows. *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.)
1155 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 1155 Palm Avenue. See Continuation Sheet.

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*Map Name: Imperial Beach, CA *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
State of California - The Resources Agency Primary#
DEPARTMENT OF PARKS AND RECREATION HRI #
CONTINUATION SHEET Trinomial
Description (cont.)
Landscaping includes trees and shrubs in concrete planters along the primary and west elevations. The historic property boundary is limited to the legal parcel boundary of APN 626-302-20-00. 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#
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).

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.

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).

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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
• 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
From at least 1976 until circa 1993 the building was occupied by Leadingham Realty Inc (IBSN 1976: 23; IBSN 1988: 5; The Star-News 1991: 5). The company sold real estate in Imperial Beach and the surrounding area for approximately three decades; in 1993, Imperial Beach Councilman Steve Haskins accused the company of unfair business practices (Dougherty 1993:1). The building is presently occupied by FSG Tattoo.

Statement of Significance
Under NRHP and CRHR Criteria A/1, the property at 1155 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 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.

The subject property was occupied a real estate businesses from circa 1976 until circa 1993 which did not appear to have been innovative within its 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.

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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
Under NRHP and CRHR Criteria B/2, the property at 1155 Palm Avenue lacks a significant association with the productive life of any person important in local, state, or national history. The property was occupied by Leadingham Realty from at least 1976 until circa 1993; 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. Under NRHP and CRHR Criterion C/3, the commercial building at 1155 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 1970s commercial building exhibiting some influences of the Mid-Century Modern style (e.g., its boxy, horizontal proportions and simple geometric form with a lack of exterior decoration). Due to its easily replicable components and economic efficiency, the MidCentury Modern style was commonly applied to commercial buildings throughout California in 1950s to 1970s. 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.

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.

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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
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.

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/.

Dougherty, Tom. 1993. "IB Councilman Accuses Firm of Unfair Practices." Newspapers.com: The Star-News (Chula Vista, CA), 1. February 6, 1993.

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). 1976. "Advertisement - Leadingham Realty Inc." Newspapers.com: Imperial Beach Star News (Imperial Beach, CA), 23. October 10, 1976.

IBSN. 1988. "Advertisement - Palm Avenue Specials." Newspapers.com: Imperial Beach Star News (Imperial Beach, CA), 5. July 3, 1988.

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.

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*Recorded by: Claire Cancilla MSHP, Dudek *Date: June 5, 2025 ☒ Continuation ☐ Update DPR 523L * Required information
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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.

March 30, 1991.

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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Photographs (cont.)
Photo 2. Side (east) and partial view of primary (south) elevation, view to the southwest Source: Dudek 2025

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Cladding is a combination of brick on the east and west elevations, and stucco on the primary and rear (south) elevations.

The primary elevation contains a set of metal-frame fully glazed main entry doors, and a door obscured by a metal security screen on the rear elevation provides secondary access. Fenestration includes metal-sash fixed windows on the primary elevation and a vinyl-sash sliding window with a metal security screen 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,
Primary (north) and west
elevations, view looking southeast,
IMG_0496
*P6. Date Constructed/Age and
Sources:  Historic
1953 (San Diego County Assessor’s
Office) and 1967 (IBSN 1967: 7)
*P7. Owner and Address:

Singing Palms LLC
PO Box 968
Imperial Beach, CA 91933
*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) 1115 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: Mid-Century Modern
*B6.Construction History: (Construction date, alterations, and date of alterations) The commercial building was constructed in 1953 (San Diego County Assessor’s Office) with the automated car added in 1967 (IBSN 1967: 7). Observed alterations include:
replacement metal frame-windows and doors on the primary (north) 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.)
1115 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 1115 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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Description (cont.)
The concrete masonry unit building on the rear of the property had a flat roof and two covered vehicle lanes with hoses and vacuums. The primary (north), west, and rear (south) elevations include vertical wood-board cladding along the top of each elevation, and corrugated metal cladding along the bottom of the west elevation (Photo 2).

Fenestration includes a metal door on the rear elevation. Asphalt paving surrounds the buildings on the property, and concrete planters along the west and east boundaries of the property contains trees and shrubs. The historic property boundary is limited to the legal parcel boundary of APN 626-301-23-00. The subject property is in overall good condition.

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CONTINUATION SHEET Trinomial
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).

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

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▪ May be associated with particular companies and/or architects/designers Property History
The subject property consists of an office building constructed 1953 at the front of the lot and a car wash constructed in 1967 at the rear of the lot. In 1963, the office building was occupied by Marold C. Wadley Complete Insurance Service (CVSN 1963: 4). In 1967, E.F. Mikkelson Jr. requested a permit to construct an automatic car wash at the rear of 115 Palm Avenue (IBSN 1967: 7).

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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
• Modern signage
• Deeply recessed and or angled vestibules
• Integrated planters
• Projecting vertical elements
Statement of Significance
Under NRHP and CRHR Criteria A/1, the property at 1155 Palm Avenue lacks a direct and important association with any event significant in local, state, or national history. The commercial property was constructed in 1953 with an addition of an automated car wash in 1967 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.

The subject property was occupied by an insurance company and automated car wash businesses, 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 1155 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 Marold C. Wadley Complete Insurance Service (CVSN 1963: 4) and an automated car wash constructed by E.F. Mikkelson Jr. in 1967 (IBSN 1967: 7). Research did not uncover information that would indicate that Mikkelson was 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 buildings at 1155 Palm Avenue do not fully embody the distinctive characteristics of the Mid-Century Modern architectural style, nor are they known to represent the work of a master, possess high artistic value, or be a component of a potential or existing historic district. The commercial building on the subject parcel is a modest and architecturally undistinguished example of an early 1950s commercial building exhibiting influences of the Mid-Century Modern style (e.g., its boxy, horizontal

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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
proportions; picture windows; and simple geometric form with a lack of exterior decoration). 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. The car wash building The subject property is an architecturally undifferentiated late-1960s car wash with no particular style. It does not embody any particular design or aesthetic trends within the history of car wash design and is simply a standard linear, enclosed, mechanized car wash. Overall, the subject property lacks sufficient design and construction value to meet NRHP Criterion C, CRHR Criterion 3, or County Register 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 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.

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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
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). 1963. "Notice of Public Hearing." Newspapers.com: Chula Vista Star News (Chula Vista, CA), 4. October 6, 1963.

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). 1967. "Notice of Public Hearing." Newspapers.com: Imperial Beach Star News (Imperial Beach, CA), 7. November 16, 1967.

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

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

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Photographs (cont.)
Photo 2. Primary (north) and east elevation of the rear building, view to the southwest.

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 31
*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 1085 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 626-291-14-00
*P3a. Description: (Describe resource and its major elements. Include design, materials, condition, alterations, size, setting, and boundaries)
The commercial property at 1085 Palm Avenue was constructed in 1964. The building is T-shaped in plan with a flat roof sheathed in rolled composition roofing and standing seam metal roofing behind a flat parapet wall. Exterior walls are clad in stone veneer and painted stucco. Surrounding the building is a concrete and asphalt surface street parking lot. Along the rear (south) edge of the lot are mature trees and shrubs. The northernmost portion of the building displays four gas pumps under a flat canopy roof. The southernmost portion of the building is accessed by a concrete ramp with metal railings and two concrete steps. Fenestration includes metal fixed storefront windows and a pair of metal storefront doors. 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) and east elevations;
view looking southwest, IMG_0515
*P6. Date Constructed/Age and
Sources:  Historic
1964 (San Diego County Assessor’s
Office)
*P7. Owner and Address:
1085 Palm LLC
5523 Meadows Del Mar
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
Photograph 1

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*Resource Name or # (Assigned by recorder) 1085 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 – automotive
*B5. Architectural Style: N/A
*B6. Construction History: (Construction date, alterations, and date of alterations) The property was constructed in 1964. Observed alterations include replacement metal frame-windows, replacement entry doors, re-roofing, the infill of fenestration on primary (north) elevation, recladding, removal of mansard roofline, installation of new gas pumps, and resurfacing of the parking lot (2018).
*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.)
1085 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 1085 Palm Avenue. See Continuation Sheet.

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

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Description (cont.)
Observed alterations include replacement metal frame-windows, replacement entry doors, re-roofing, the infill of fenestration on primary (north) elevation, recladding, removal of mansard roofline, installation of new gas pumps, and resurfacing of the parking lot (2018). The historic property boundary is limited to the legal parcel boundary of APN 626-291-14-00. 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).

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).

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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
Character-Defining / Associative Features of Gas/Service Stations ▪ Typically oriented to offer convenient automobile access from the street ▪ Situated on a concrete lot
▪ 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
Property History
The automotive commercial property at 1085 Palm Avenue was constructed in 1964 as the Jim Guinn Union Service Station owned and operated by James M. Guinn (CVSN 1965: 15). Archival research did not identify an original architect, builder, contractor, or engineer associated with the construction of the property. Archival research failed to reveal substantial information on Guinn. By 1966, the subject property was owned by Raymond L. Farmer and operated under the name Ray’s Union Service (CVSN 1966: 11). The subject property continued to operate as a gas and service station into the present under multiple different names and ownership. Known company names include Union 76, Gene’s Union 76, and Gene’s 76 Service in the 1970s, 1980s, 1990s, and the early 2000s (IBSN 1970: 2; IBSN 1989: 32; TSN 1999: 8; TSN 2003: 16). The subject property was vacant between 2014 and 2016. In 2017, it was purchased by 1085 Palm LLC and operated as a Mobil gas and service station and underwent a large-scale renovation. The property remains as a Mobil gas and service station into the present.

Statement of Significance
Under NRHP and CRHR Criteria A/1, the property at 1085 Palm Avenue lacks a direct and important association with any event significant in local, state, or national history. The commercial property was constructed in 1964, 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. The subject property has operated as a gas and service station since its construction and there is no information to indicate the property was significant within the history of gas/service stations 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. Archival 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 1085 Palm Avenue lacks a significant association with the productive life of any person important in local, state, or national history. The subject property was associated with multiple individuals including James M. Guinn and Raymond L. Farmer. Archival research failed to reveal substantial information on Guinn and Farmer, and they are unlikely to be significant people within the history of gas and service stations. 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 1085 Palm Avenue does not fully embody the distinctive characteristics of any particular 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. Research did not identify the original architect but it appears unlikely to be the work of a master. The subject property is a modest and architecturally undistinguished example of a 1960s gas station and former service station. In 2018, the subject property underwent a large-scale renovation which included the following alterations: replacement metal framewindows, replacement entry doors, re-roofing, the infill of fenestration on primary (north) elevation, recladding, removal of mansard roofline, installation of new gas pumps, and resurfacing of the parking lot. These alterations removed important original character defining features of the property, and there are no longer any characteristics that embody its 1960s period of construction. Overall, the property lacks sufficient design and construction value to meet NRHP Criterion C and 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 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.

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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
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.

Beresford, Hattie. 2015. “Roadside Improvements and a Service Station.” Santa Barbara News-Press. February 26, 2015.

CVSN (Chula Vista Star News). 1965. “Notice of Intended Bulk Transfer.” Newspapers.com: Chula Vista Star News (Chula Vista, California). January 21, 1965. Pg. 25.

CVSN. 1966. “Notice of Intended Bulk Transfer.” Newspapers.com: Chula Vista Star News (Chula Vista, California).

May 8, 1966. Pg. 11.

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.

History Colorado. 2025. “Oblong Box Gas Station.” Accessed June 2025. https://www.historycolorado.org/oblongbox-gas-station.

IBSN (Imperial Beach Star News). 1970. “Suspect Arrested in Credit Fraud.” Newspapers.com: Imperial Beach Star News (Imperial Beach, California). July 2, 1970. Pg. 2.

IBSN. 1989. “Advertisement: Gene’s Union 76.” Newspapers.com: Imperial Beach Star News (Imperial Beach, California). April 30, 1989. Pg. 32.

Jackle, John A. and Keith A. Sculle. 1994. The Gas Station in America. Baltimore: The John Hopkins University Press, 1994.

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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/ 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 August 10, 2022. https://planning.lacity.org/odocument/3007ea6e-c4dd-42ec-bede-b109293f2873/ CommercialDevelopmentandtheAutomobile_1910-1970.pdf
Randl, Chad. 2008. “Preservation Brief 46: The Preservation and Reuse of Historic Gas Stations.” National Park Service. Accessed June 2025. https://www.nps.gov/tps/how-to-preserve/briefs/46-gas-stations.htm.

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). “Advertisement: Recycled Used Oil.” Newspapers.com: The Star News (Chula Vista, California). September 18, 1999. Pg. 8.

TSN. 2003. “Advertisement: Free Used Oil and Oil Filer Recycling.” Newspapers.com: The Star News (Chula Vista, California). June 27, 2003. Pg. 16.

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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 32
*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 1003 and 1025 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) APNs 626-291-15-00; 626-291-01-00
*P3a. Description: (Describe resource and its major elements. Include design, materials, condition, alterations, size, setting, and boundaries)
The commercial property at 1003 and 1025 Palm Avenue was constructed 1950 and 1963 respectively. The building is irregular in plan and displays a flat roof sheathed in rolled composition roofing with a flat parapet wall and exterior cladding of painted stucco, patterned and square concrete masonry blocks, and stone veneer. The left section of the building (1025 Palm Avenue) displays a partial width integral vestibule accessed by a concrete ramp with metal railing. Vertical bands of square concrete masonry blocks divide the right side of the primary (north) 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,
Primary (north) and east
elevations, view looking southwest,
IMG_0523
*P6. Date Constructed/Age and
Sources:  Historic
1003 Palm Ave. 1950; 1025 Palm
Ave. 1963 (San Diego County
Assessor’s Office)
*P7. Owner and Address:

Atomic Investments INC. and
Group Eight
3200 Highland Ave., B4-2
National City, CA 91950
*P8. Recorded by:

Claire Cancilla, MSHP (Dudek)
605 Third Street
Encinitas, CA 92024
*P9. Date Recorded: June 5, 2025
*P10. Survey Type: Intensive
Photograph 1

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*Resource Name or # (Assigned by recorder) 1003 and 1025 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: Mid-Century Modern
*B6. Construction History: (Construction date, alterations, and date of alterations) 1003 Palm Avenue was constructed in 1950; 1025 Palm Avenue was constructed in 1963. Observed alterations include replacement metal frame-windows, replacement doors, recladding sections of primary (north) elevation, removal of integral planters, and re-roofing (dates unknown).
*B7. Moved? ☒No ☐Yes ☐Unknown Date: Original Location:
*B8. Related Features: N/A
B9a. Architect: Unknown b. Builder: M.H. Golden Construction Co. (1025 Palm Ave) *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.)
1003 and 1025 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 1003 and 1025 Palm Avenue. See Continuation Sheet.

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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
State of California - The Resources Agency Primary#
DEPARTMENT OF PARKS AND RECREATION HRI #
CONTINUATION SHEET Trinomial
Description (cont.)
Fenestration includes fixed metal storefront windows, horizontal sliding and fixed metal windows, and a pair of metal storefront entry doors. The right section of the building (1003 Palm Avenue) is slightly lower than the left portion and is accessed by a concrete ramp with metal railing. Fenestration includes fixed metal storefront windows that wrap around the side of the building and two pairs of metal storefront entry doors. Surrounding the storefront windows is a linear projecting stucco decorative surround. Observed alterations include replacement metal frame-windows, replacement doors, recladding sections of primary (north) elevation, removal of integral planters, and re-roofing (dates unknown). Elements of the Mid-Century Modern architectural style include being one-story in height, low, boxy, horizontal proportions, simple geometric forms with a lack of exterior decoration, asymmetrical, flat roofed with parapets, stucco and concrete exterior, mass-produced materials, and simple windows. The historic property boundary is limited to the legal parcel boundary of APNs 626-291-15-00 and 626- 291-01-00. 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#
DEPARTMENT OF PARKS AND RECREATION HRI #
CONTINUATION SHEET Trinomial
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.

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. 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.

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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
new material technology. The designs rarely incorporate applied ornamentation or references to historical styles. As a result, many industrial buildings in the style are often “decorated boxes,” plain buildings with applied ornament to suit the era and appear more modern without reflecting the activity inside the building. Commercial buildings of this style incorporated new elements such as sleek Modern signage, aluminum awnings, and canopies, deeply recessed and or angled vestibules, floor-to-ceiling window walls, integrated planters, and projecting vertical elements. Many property types exhibit the characteristics of the Mid-Century Modern style; however, not all MidCentury Modern designs rise to the level of significant examples of the architectural style. Practitioners of the style were focused on the most cutting-edge materials and techniques. 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
• 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
Property History
The commercial property at 1003 Palm Avenue was constructed in 1950. Archival research did not identify an original architect, builder, contractor, or engineer associated with the construction of the property. The first known occupant was an appliance store called Advance Appliance which was soon replaced by a retail store called the Clothes Line in the early 1950s (ET 1954: 23). In 1951, a post office sub-station was established in the Clothes Line Department Store at the property (CVSN 1951: 4). It is unknown how long the sub-station was in service at the property. By the mid-1960s, the property was occupied by the Government Employee’s Buying Service, Inc. and later Ship’s Service, a furniture and appliance store, in the 1970s into the 1980s (SDUDB 1965: 11; ET 1971: 34).

By 1990, the property remained a furniture store under a different name, Discount Furniture Center and became Everyday Furniture by the mid-2000s (TT 1989: 12). Everyday Furniture closed in 2013, and the property became associated with the commercial property to the direct east, 1025 Palm Avenue. By 2014, both properties were California American Water and remain as such into the present.

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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
The property at 1025 Palm Avenue was constructed in 1963 as the Imperial Beach Branch of the Security First National Bank. It was described as “contemporary design” and included approximately 7,200 square feet of office space, a staff room, conference rooms, and two-teller drive-up windows. Exterior details included “a large eye-brow canopy” and integral planters. Interior features included recessed lighting, acoustic tile ceiling, air-conditioning, and modern fixtures (IBSN 1962: 4). The building was constructed by M.H. Golden Construction Co. of San Diego (IBSN 1963: 2). M.H. Golden Construction Co. was established by builder Robert M. Golden’s father in 1927. Golden later became the president and later chairman of the company. Between 1927 and its purchase by Centex Corp. of Dallas in 1982, the company constructed multiple San Diego landmarks including the Civic Center in the downtown Community Concourse, the Mission Valley Center shopping mall, the Imperial Bank Tower, and the West Terminal at Lindbergh Field (Lee 1991). The Imperial Beach Branch of the Security First National Bank’s ribbon cutting took place on May 20, 1963, under the supervision of bank manager Virgil J. Matheny. Matheny served as assistant manager of the Chula Vista Branch and was employed by the bank since 1947 after his discharge from the U.S.

Navy (IBSN 1963: 2). The property was occupied by the bank into the 1990s when the branch closed after being acquired by a larger bank corporation. The property then became a retail store and later California American Water, which it remains into the present.

Statement of Significance
Under NRHP and CRHR Criteria A/1, the property at 1003 and 1025 Palm Avenue lacks a direct and important association with any event significant in local, state, or national history. The commercial property was constructed in 1950 and 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 two 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 commercial property at 1003 Palm Avenue was constructed in 1950 and was predominately a retail store. There’s no indication this property is significant within the commercial history of Imperial Beach. The commercial property at 1025 Palm Avenue was constructed in 1963 as the Imperial Beach Branch of the Security First National Bank. Despite being a long-standing business within the Imperial Beach area, there’s no indication that the construction and operation of the bank marked a significant event in the history of the area. Rather it was one of multiple banks in the area intended to service local customers. The property 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 1003 and 1025 Palm Avenue lacks a significant association with the productive life of any person important in local, state, or national history. Archival research failed to reveal any person or persons directly associated with 1003 Palm Avenue. The property at 1025 Palm Avenue was associated with bank manager Virgil J. Matheny. Theres no indication that Matheny achieved a high level of significance as a bank manager nor is he 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 1003 and 1025 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.

Research did not identify an architect or builder for 1003 Palm Avenue. The building at 1025 Palm Avenue was constructed in 1963 by M.H. Golden Construction Co. of San Diego. Between 1927 and its purchase by Centex Corp. of Dallas in 1982, the construction company constructed multiple San Diego landmarks including the Civic Center in the downtown Community Concourse, the Mission Valley Center shopping mall, the Imperial Bank Tower, and the West Terminal at Lindbergh Field. In comparing the subject property to the other properties constructed by M.H. Golden Construction Co. in San Diego, it fails to rise to the level of being distinctive or one of their best examples from this phase of their work. Rather it was one of many small-scale commercial properties constructed by the company during the 1960s. The subject property displays several character defining features of the MidCentury Modern style, including its one-story height, low, boxy, horizontal proportions, simple geometric forms with a lack of exterior decoration, asymmetrical, flat roofed with parapets, stucco and concrete exterior, mass-produced materials, and simple windows. 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. Additionally, the property has undergone multiple large-scale alterations that have removed original distractive characteristics of the Mid-Century Modern style. These alterations include replacement metal framewindows, replacement doors, recladding sections of primary (north) elevation, removal of integral planters, and reroofing (dates unknown). 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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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. “New Post Office.” Newspapers.com: Chula Vista Star News (Chula Vista, California). August 9, 1951. Pg. 4.

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/.

ET (Evening Tribune). 1954. “Only Speed Queen.” GenealogyBank.com: Evening Tribune (San Diego, California).

April 23, 1954. Pg. 23.

ET. 1971. “Imperial Beach.” GenealogyBank.com: Evening Tribune (San Diego, California). June 25, 1971. Pg. 34.

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.

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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
IBSN (Imperial Beach Star News). 1962. “New Security Bank Will Open in June.” Newspapers.com: Imperial Beach Star News (Imperial Beach, California). December 13, 1962. Pg. 4.

IBSN. 1963. “Oldtimers to Snip Bank Ribbon.” Newspapers.com: Imperial Beach Star News (Imperial Beach, California). April 25, 1963. Pg. 2.

Lee, Peggy Y. 1991. “Noted Builder Robert M. Golden Is Dead at 70.” Los Angeles Times (Los Angeles, California).

September 10, 1991. https://www.latimes.com/archives/la-xpm-1991-09-10-me-2313-story.html.

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/ San Diego Union and Daily Bee. 1965. “Advertisement: Imperial Beach.” GenealogyBank.com: San Diego Union and Daily Bee (San Diego, California). November 5, 1965. Pg. 11.

South Bay Historical Society Bulletin. 2016. Historic Sites of Imperial Beach. Issue Number 12. April. http://sunnycv.com/history/bulletin/12.pdf
The Tribune. 1989. “Advertisement: Discount Furniture Center” GenealogyBank.com: The Tribune (San Diego, California). June 9, 1989. Pg. 12.

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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 33
*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 30; San Bernardino B.M. c. Address 995 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 626-282-22-00
*P3a. Description: (Describe resource and its major elements. Include design, materials, condition, alterations, size, setting, and boundaries)
The commercial property located at 995 Palm Avenue was constructed in 1950 (Photograph 1). The property is rectangular in plan with a flat roof sheathed in rolled composition roofing and exterior walls clad in horizontal wood boards, stone veneer, and rough textured painted stucco. A flat awning runs the length of the primary (north) elevation and wraps around the east elevation. The building abuts the pedestrian sidewalk and concrete surface street parking lot is located to the direct south. A partial width integral patio is located on the primary (north) elevation. The subject property does not contain any landscaping. Fenestration includes metal storefront doors, a fixed metal window, and a metal rollup window. 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
(north) elevation, view looking
south, IMG_0546
*P6. Date Constructed/Age and
Sources:
 Historic  Prehistoric  Both
1950 (San Diego County
Assessor’s Office)
*P7. Owner and Address:

Marigold Investors LLC
12320 Lorient Ct.

San Diego, CA 92130
*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) 995 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: Bar
*B5. Architectural Style: Mid-Century Modern
*B6. Construction History: (Construction date, alterations, and date of alterations) Constructed in 1950: Alterations include replacement windows; replacement doors; re-roofing; infill of fenestration on primary (north) elevation; removal of integral planter; recladding. Date of alterations is unknown.
*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.)
995 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 995 Palm Avenue. See Continuation Sheet.

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Description (cont.)
Observed alterations include replacement windows; replacement doors; re-roofing; infill of fenestration on primary (north) elevation; recladding (date unknown). Elements of the Mid-Century Modern architectural style include being one-story in height, low, boxy, horizontal proportions, simple geometric forms with a lack of exterior decoration, asymmetrical, flat roofed, stucco exterior, mass-produced materials, and simple windows. The historic property boundary is limited to the legal parcel boundary of APN 626-282-22-00. The subject property is in overall good condition.

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

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. 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. As a result, many industrial buildings in the style are often “decorated boxes,” plain buildings with applied ornament to suit the era and appear more modern without reflecting the activity inside the building. Commercial buildings of this style incorporated new elements such as sleek Modern signage, aluminum awnings, and canopies, deeply recessed and or angled vestibules, floor-to-ceiling window walls, integrated planters, and projecting vertical

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elements. Many property types exhibit the characteristics of the Mid-Century Modern style; however, not all MidCentury Modern designs rise to the level of significant examples of the architectural style. Practitioners of the style were focused on the most cutting-edge materials and techniques. 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).

Skyes (CVSN 1950: 8). Archival research did not identify an original architect, builder, contractor, or engineer associated with the construction of the subject property. Archival research did not reveal substantial information on Skyes. By the mid-1950s, the subject property became the Silver Sands Café, a cocktail lounge and piano bar. The bar was later renamed the Silver Sands Cocktail Lounge. In 1962, the bar’s owner Paul O’Blenness renovated the property and added facilities for dancing and live entertainment (Rolfes 1962: 18). In 1977, O’Blenness sold the subject property to Garland R. Cornett and Gene R. Glaser (IBSN 1977: 46). The property remained the Silver Sands into the early 2000s, it then became Crystal Cove, a cocktail bar, between the mid-2000s and the 2010s.

The subject property was vacant between 2014 and 2017. Subsequent occupants included IB Public House (2017- 2021), Jax Fire Pit (2022-2023), and Coral Sports Bar (2023-present).

Statement of Significance
Under NRHP and CRHR Criteria A/1, the property at 995 Palm Avenue lacks a direct and important association with any event significant in local, state, or national history. The commercial property was constructed in 1950, during a period of increased population growth and corresponding commercial expansion in Imperial Beach broadly and on

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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. The subject property was constructed in 1950 as a grocery store, for most of its existence it operated as the Silver Sands Cocktail Lounge between the mid-1950s and the early 2000s. Despite the Silver Sand being a long-term fixture in Imperial Beach, there is no indication that it was an innovative within the bar industry or within Imperial Beach.

Additionally, there is no evidence to suggest that the subject property is 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 995 Palm Avenue lacks a significant association with the productive life of any person important in local, state, or national history. Archival research identified several individuals associated with the subject property through the ownership of businesses that occupied the property.

These individuals included: Charles G. Skyes, Paul O’Blenness, Garland R. Cornett, and Gene R. Glaser. Despite being productive members of the community through owning a commercial business in the area, research did not uncover information that would indicate that these individuals are important to our past or made significant contributions to history. It is not enough that a person is a member of a profession; it must be proved that they gained importance within that profession. 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 995 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 heavily altered and architecturally undistinguished example of a 1950s commercial building exhibiting some influences of the Mid-Century Modern style, including its one-story height, low, boxy, horizontal proportions, simple geometric forms with a lack of exterior decoration, asymmetrical, flat roofed, stucco exterior, massproduced materials, and simple windows. 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 into the 1960s. It is a ubiquitous example of its type and there are many similar examples in Imperial Beach, California, and the United States. Additionally, alterations have affected the subject property’s design including a large-scale renovation circa 2016 which included the replacement of windows and doors, re-roofing, the infill of fenestration on the primary (north) elevation, the removal of an integral planter, and recladding. Archival research failed to reveal the subject property’s architect and/or builder but due to its simple and scaled-down design it is unlikely the work of a master. Overall, the property lacks sufficient design and construction value to meet NRHP Criterion C and 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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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 monographs. As such, the property lacks significance under NRHP Criterion D and CRHR Criterion 4.

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. “Roy’s Market.” Newspapers.com: The Chula Vista Star (Chula Vista, California).

July 20, 1950. Pg. 8.

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
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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/.

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. 1977. “Notice to Creditors of Bulk Transfer S21647.” Newspapers.com: Imperial Beach Star News (Imperial Beach, California). May 5, 1977. Pg. 46.

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/ Rolfes, Kathy. 1962. “The South Bay After Dark.” Newspapers.com: The Chula Vista Star (Chula Vista, California).

September 6, 1962. Pg. 18.

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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 34
*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 29; San Bernardino B.M. c. Address 987-89 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 626-282-21-00
*P3a. Description: (Describe resource and its major elements. Include design, materials, condition, alterations, size, setting, and boundaries)
The commercial property located at 987-89 Palm Avenue was constructed in 1960 (Photograph 1). The building is setback from the pedestrian right of way and is accessed by a concrete vehicle parking lot along the primary (north) elevation. To the rear of the property is a surface street parking lot. The subject property does not have any landscaping. The building is divided into two sections, the left section, 989 Palm Avenue, and the right section 987 Palm Avenue. The property is relatively rectangular in plan with a flat roof sheathed in rolled composition roofing. The left section, 989 Palm Avenue, is clad with painted stucco and sections of brick veneer. A flat awning runs the length of the primary (north) elevation.

Fenestration includes fixed storefront windows and a pair of stormfront doors. 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
(north) elevation, view looking
south, IMG_0547
*P6. Date Constructed/Age and
Sources:
 Historic  Prehistoric  Both
987 Palm pre-1953; 989 Palm c.
1959 (NETR 2025)
*P7. Owner and Address:

Elizabeth A Duran Living Trust 02-
23-06, Nancy D. Garcia
859 Carolina 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) 987-89 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 – Automotive
*B5. Architectural Style: Utilitarian with Mid-Century Modern Elements *B6.Construction History: (Construction date, alterations, and date of alterations) 987 Palm constructed pre-1953; 989 Palm constructed c. 1959 (NETR 2025). 989 Palm Avenue: Observed alterations include replacement windows, replacement doors, fenestration infill, and re-roofing (dates unknown). 987 Palm Avenue: Observed alterations include replacement windows, a replacement door, fenestration infill, and re-roofing (dates unknown). *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.)
987-89 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 987-89 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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Description (cont.)
The building displays elements of the Mid-Century Modern architectural style including being one-story in height, low, boxy, horizontal proportions, simple geometric forms with a lack of exterior decoration, asymmetrical, flat roofed, stucco and brick exterior, mass-produced materials, and simple windows. Observed alterations include replacement windows, replacement doors, fenestration infill, and re-roofing (dates unknown). The right section, 987 Palm Avenue, is clad with painted stucco with a stepped parapet roofline. The right section of the property does not display characteristics of an architectural style. Fenestration includes storefront windows, one storefront door, and one roll up single car width garage door. Observed alterations include replacement windows, a replacement door, fenestration infill, and re-roofing (dates unknown). The historic property boundary is limited to the legal parcel boundary of APN 626-282-21-00. The subject property is in overall good condition.

Gunthrop served as the City’s first mayor, with Miles Bowler as vice-mayor (Adams 1976: 105). City Hall first

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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).

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. 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.

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recessed and or angled vestibules, floor-to-ceiling window walls, integrated planters, and projecting vertical elements. Many property types exhibit the characteristics of the Mid-Century Modern style; however, not all MidCentury Modern designs rise to the level of significant examples of the architectural style. Practitioners of the style were focused on the most cutting-edge materials and techniques. 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).

Archival research did not identify an original architect, builder, contractor, or engineer associated with the construction of the building. During the 1960s, the property was named Mason’s Ford Clinic and specialized in brake work, general automotive work, and tune-ups. The property was later named Mason’s Automotive Clinic (IBSN 1963: 5). Since as late as the 1960s, the subject property was owned by John G. Mason and operated under the business name Mason’s. Archival research failed to reveal substantial information on Mason. In 1985 Antonio and Rosa Duran purchased the 3,500 square foot building for $240,000 from Zondra Scmit and continued to use the property as an auto repair center (SDU 1985: 97). The property currently operates under the name Sophisticated Auto Repair.

The commercial property at 989 Palm Avenue was constructed circa 1959 and shared a party wall with 987 Palm Avenue. Archival research did not identify an original architect, builder, contractor, or engineer associated with the construction of the building. The two buildings are also located on the same lot (APN 626-282-21-00). The building

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at 989 Palm Avenue was constructed circa 1959 as a commercial property. The building was primarily used for retail and automotive purposes and was occupied by multiple businesses including Crowley’s Appliance in the 1960s, Hutchison Auto Parts during the 1970s, S&R Transmission in the 1990s, and IB Auto Service Inc. in the 2000s (IBSN 1963: 3; CVSN 1973: 10; SDUT 2002: 113). The property currently operates under the name Sophisticated Auto Repair.

Statement of Significance
Under NRHP and CRHR Criteria A/1, the property at 987-89 Palm Avenue lacks a direct and important association with any event significant in local, state, or national history. According to historic aerials the commercial property was constructed pre-1953 and circa 1959, 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. The subject property was occupied by multiple automotive and retail businesses since its construction, including Mason’s Ford Clinic, Mason’s Automotive Clinic, Crowley’s Appliance, Hutchison Auto Parts, and S&R Transmission. Archival research failed to reveal substantial information on these businesses, and none appear to have been innovative within the automotive and retail industry within Imperial Beach. They 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 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 987-89 Palm Avenue lacks a significant association with the productive life of any person important in local, state, or national history. Archival research identified several individuals associated with the subject property through the ownership of businesses that occupied the property.

These individuals included: John G. Mason, Antonio and Rosa Duran, and Zondra Scmit. Despite being members of the Imperial Beach community and business owners, research did not uncover information that would indicate that these individuals are important to the past or made significant contributions to history. It is not enough that a person is a member of a profession; it must be proved that they gained importance within that profession. 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 987-89 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 right portion of

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CONTINUATION SHEET Trinomial
the property, 987 Palm Avenue, does not display any character defining features of an architectural style and is utilitarian in design. The left portion of the property, 989 Palm Avenue, is a modest and architecturally undistinguished example of a late 1950s commercial building exhibiting influences of the Mid-Century Modern style including one-story in height, low, boxy, horizontal proportions, simple geometric forms with a lack of exterior decoration, asymmetrical, flat roofed, stucco and brick exterior, mass-produced materials, and simple windows.

Due to its easily replicable components and economic efficiency, the Mid-Century Modern style was commonly applied to commercial buildings throughout California in the 1940s into the 1960s. It is a ubiquitous example of its type and there are many similar examples in Imperial Beach, California, and the United States. Additionally, alterations have affected the subject property’s design including replacement windows, replacement doors, fenestration infill, re-roofing, and fenestration infill (dates unknown). Archival research failed to reveal the subject property’s architect and/or builder but due to its simple and scaled-down design it is unlikely the work of a master.

Overall, the property lacks sufficient design and construction value to meet 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.

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.

CVSN (Chula Vista Star News). 1973. “Hutchison Auto Parts.” Newspapers.com: Chula Vista Star News (Chula Vista, California). July 1, 1973. Pg. 10.

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.

IBSN (Imperial Beach Star News). 1963a. “Mason’s Ford Clinic.” Newspapers.com: Imperial Beach Star News (Imperial Beach, California). August 22, 1963. Pg. 5.

IBSN. 1963b. “Crowley’s Appliance Service.” Newspapers.com: Imperial Beach Star News (Imperial Beach, California). September 12, 1963. Pg. 3.

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

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DEPARTMENT OF PARKS AND RECREATION HRI #
CONTINUATION SHEET Trinomial
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/ SDU (San Diego Union). 1985. “Commercial Round Up.” Genealogybank.com: San Diego Union (San Diego, California). February 10, 1985. Pg. 97.

SDUT (San Diego Union Tribune). 2002. “Servicio Completo.” Genealogybank.com: San Diego Union Tribune (San Diego, California). September 13, 2002. Pg. 113.

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Fenestration includes three metal roll up garage doors, two are single car width and one is double car width on the primary (north) 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: (View,
date, accession #) Photo 1, Primary
(north) and east elevations, view
looking southwest, IMG_0606
*P6. Date Constructed/Age and
Sources:
 Historic  Prehistoric  Both
c. 1959 (NETR 2025)
*P7. Owner and Address:

John G. Mason Revocable Living
Trust 11-19-15
975 Palm Avenue
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) 975 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 – Automotive
B4. Present Use: Commercial – Automotive
*B5. Architectural Style: Utilitarian
*B6.Construction History: (Construction date, alterations, and date of alterations) The property was constructed in c. 1959 (NETR 2025). Observed alterations include re-roofing.
*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.)
975 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 975 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.)
A flat metal awning runs the length of the primary (north) elevation. A metal pole sign is located at the northwest corner of the property and displays the business name “Mason’s Auto Clinic” and a replica car hood (Photograph 2). The subject property does not display character defining features of an architectural style. Observed alterations include re-roofing (date unknown). The historic property boundary is limited to the legal parcel boundary of APN 626-282-03-00. 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#
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).

Property History
The commercial property at 975 Palm Avenue was constructed circa 1959 as an automotive property. Archival research did not identify an original architect, builder, contractor, or engineer associated with the construction of the subject property. Since as late as the 1960s, the subject property was owned by John G. Mason and operated under the business name Mason’s. Archival research failed to reveal substantial information on Mason. Name iterations of business that operated at the subject property included Mason’s Automotive in the 1960s, Mason’s Wheel & Brake Services in the 1970s, and Mason’s Wheel-Brake-Muffler in the 1980s (CVSN 1967: 22; CVSN 1976: 8; IBSN 1982: 29). The subject property is currently named Mason’s Auto Clinic and remains under the ownership of John G. Mason’s Living Trust.

Statement of Significance
Under NRHP and CRHR Criteria A/1, the property at 975 Palm Avenue lacks a direct and important association with any event significant in local, state, or national history. The subject property was constructed circa 1959 for the purpose of commercial automotive use, 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. Specifically, these included automotive businesses. 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 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
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. Since the 1960s the subject property was occupied by automotive businesses including Mason’s Automotive in the 1960s, Mason’s Wheel & Brake Services in the 1970s, and Mason’s Wheel-Brake-Muffler in the 1980s. Despite these businesses being longer-term fixtures in Imperial Beach, none appear to have been innovative within the automotive industry within Imperial Beach. They 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.

Under NRHP and CRHR Criteria B/2, the property at 975 Palm Avenue lacks a significant association with the productive life of any person important in local, state, or national history. Archival research identified an association with John G. Mason, who owned the subject property as early as the 1960s and whose living trust continues to own the property. Despite being a productive member of the community through owning a long-standing business in the area, research did not uncover information that would indicate that Mason is important to the past or made significant contributions to history. It is not enough that a person is a member of a profession; it must be proved that they gained importance within that profession. There is no indication that Mason made advancements within the automotive industry. 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 975 Palm Avenue does not fully embody the distinctive characteristics of an 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 utilitarian 1950s brick commercial building. The property does not display any physical characteristics of a particular style; therefore, it cannot be considered a true representative of a particular type, period, or method of construction. It is a ubiquitous example of an automotive commercial property and there are many similar examples in Imperial Beach, California, and the United States. Archival research failed to reveal the subject property’s architect and/or builder but due to its simple and scaled-down design it is unlikely the work of a master. Overall, the property lacks sufficient design and construction value to meet NRHP Criterion C and 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
property, the evaluation found that it lacked the necessary significance to warrant further analysis of its physical and historic integrity.

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). 1967. “Mason’s Automotive.” Newspapers.com: Chula Vista Star News (Chula Vista, California). August 24, 1967. Pg. 22.

CVSN. 1976. “Richard C. Hetzell.” Newspapers.com: Chula Vista Star News (Chula Vista, California). May 23, 1976.

Pg. 8.

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. 1982. “Automotive.” Newspapers.com: Imperial Beach Star News (Imperial Beach, California). June 27, 1982. Pg. 29.

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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
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.

Photographs (cont.)
Photograph 2. Metal sign at subject property, view to southeast (IMG_0577).

Source: Dudek 2025.

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The property is relatively rectangular in plan with a flat roof sheathed in rolled composition roofing and exterior walls clad in painted stucco and a band of brick veneer along the primary (north) elevation. The building is accessed by a concrete ramp, which runs along the primary (north) elevation. A surface street parking lot is located to the direct south of the property.

Landscaping includes a mature tree and a section of grass along the west elevation. Fenestration includes metal horizontal and fixed windows, metal fixed picture windows, and composition entry doors. 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
(north) and west elevations, view
looking southeast, IMG_0578
*P6. Date Constructed/Age and
Sources:
 Historic  Prehistoric  Both
1948 (San Diego County
Assessor’s Office)
*P7. Owner and Address:

Joseph O’Connor and Michael Gallo
951 Palm Avenue
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) 951 Palm Avenue/715 Emory Street 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: Bar
*B5. Architectural Style: Utilitarian with Mid-Century Modern Elements *B6.Construction History: (Construction date, alterations, and date of alterations) The property was constructed in 1948 (San Diego County Assessor’s Office). Observed alterations include: replacement metal frame-windows; replacement doors; re-roofing; infill of fenestration on primary (north) 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.)
951 Palm Avenue/715 Emory Street 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 951 Palm Avenue/715 Emory Street. 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.)
Observed alterations include replacement metal frame-windows, replacement doors, re-roofing, and the infill of fenestration on primary (north) elevation (date unknown). Elements of the Mid-Century Modern architectural style include being one-story in height, low, boxy, horizontal proportions, simple geometric forms with a lack of exterior decoration, asymmetrical, flat roofed, stucco and brick exterior, mass-produced materials, and simple windows.

The historic property boundary is limited to the legal parcel boundary of APN 626-282-01-00. 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#
DEPARTMENT OF PARKS AND RECREATION HRI #
CONTINUATION SHEET Trinomial
143). By 1976, Imperial Beach boasted a population of 22,100 (Adams 1976: 148).

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. 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.

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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
were focused on the most cutting-edge materials and techniques. 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).

Archival research did not identify an original architect, builder, contractor, or engineer associated with the construction of the subject property. The restaurant served meals, sandwiches, and short orders and was owned and operated by Lucille Grothe (CVS 1948: 9). Archival research failed to reveal substantial information on Grothe.

By the early 1960s, the property operated as the Hi-Ho Club, a “beer bar” that expanded into the neighboring property, 955 and 959 Palm Avenue, in 1975 (IBST 1975: 33). The Hi-Ho Club was owned for almost 20 years by Anne Carrier. Carrier came to Imperial Beach in 1955 from Shreveport, Louisianna and opened the Hi-Ho Club at the property in the 1960s. She was known in the area as being an avid walker. In 1986 Carrier sold the property to Joe O’Connor and retired (Moreno 2011). The property then became the Scoreboard, a sports bar and grill which it remains as into the present. Celina and Otto Rodas purchased the Scoreboard in 2021 (Selgi-Harrigan 2023).

Statement of Significance
Under NRHP and CRHR Criteria A/1, the property at 951 Palm Avenue/715 Emory Street lacks a direct and important association with any event significant in local, state, or national history. The commercial property was constructed in 1948, during a period of increased population growth and corresponding commercial expansion in

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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
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.

Under NRHP and CRHR Criteria B/2, the property at 951 Palm Avenue/715 Emory Street lacks a significant association with the productive life of any person important in local, state, or national history. Archival research identified several individuals associated with the subject property through the ownership of businesses that occupied the property. These individuals included: Lucille Grothe, Anne Carrier, Joe O’Connor, and Celina and Otto Rodas. Despite being productive members of the community through owning a long-standing business in the area, research did not uncover information that would indicate that these individuals are important to the past or made significant contributions to history. It is not enough that a person is a member of a profession; it must be proved that they gained importance within that profession. 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 951 Palm Avenue/715 Emory Street 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 1940s commercial building exhibiting influences of the Mid-Century Modern style including one-story in height, low, boxy, horizontal proportions, simple geometric forms with a lack of exterior decoration, asymmetrical, flat roofed, stucco and brick exterior, mass-produced materials, and simple windows. Due to its easily replicable components and economic efficiency, the Mid-Century Modern style was commonly applied to commercial buildings throughout California in the 1940s into the 1960s. It is a ubiquitous example of its type and there are many similar examples in Imperial Beach, California, and the United States. Additionally, alterations have affected the subject property’s design including replacement metal frame-windows, replacement doors, re-roofing, and the infill of fenestration on primary (north) elevation (date unknown). Archival research failed to reveal the subject property’s architect and/or builder but due to its simple and scaled-down design it is unlikely the work of a master. Overall, the property lacks sufficient design and construction value to meet NRHP Criterion C and 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 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 monographs. As such, the property lacks significance under NRHP Criterion D and CRHR Criterion 4.

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.1948. “Announcing Opening of Lucille’s Restaurant.” Newspapers.com: The Chula Vista Star (Chula Vista, California). September 17, 1948. Pg. 9.

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/.

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. 1975. “Notice of Public Hearing Conditional Use Permit Application No. 75-U-69.” Newspapers.com: Imperial Beach Star News (Imperial Beach, California). October 9, 1975. Pg. 33.

Moreno, Robert. 2011. “Former Owner of Hi-Ho Club, Avid Walker Anne Carrier Remembered.” Patch.com.

September 25, 2011.

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/ Selgi-Harrigan, Alessandra. 2023. “The Scoreboard Marks 35 Years of Being the Neighborhood Bar.” Eagle & Times (Coronado, California). October 27, 2023.

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*P11. Report Citation: (Cite survey report and other sources, or enter "none.") Dudek. 2025. Cultural Resources Inventory and Evaluation Report 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):

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 37; State Route 75, SR-75, Highway 75 *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 2021 T 18 S; R 2 W; of Sec 19,20,29; San Bernardino B.M. c. Address N/A City Imperial Beach Zip 91932
d. UTM: (Give more than one for large and/or linear resources) Multiple Datums (See Continuation Sheet) e. Other Locational Data: (e.g., parcel #, directions to resource, elevation, decimal degrees, etc., as appropriate) The segment of Palm Avenue begins just northwest of the intersection of Rainbow Drive and Palm Avenue, and curves southeast until the intersection of 9th Street and Palm Avenue, continuing east, ending until slightly east of the intersection of Georgia Street and Palm Avenue.
*P3a. Description: (Describe resource and its major elements. Include design, materials, condition, alterations, size, setting, and boundaries)
The 1.08 mile-long segment of Palm Avenue is primarily a six-lane highway situated in the northern area of the City of Imperial Beach. Portions of the segment, between west of Rainbow Drive and 7th Street, range from two-to-three lanes on either side of the highway. Palm Avenue east of 7th Street ranges from three-to-four lanes on either side. The concrete and asphalt paved highway fluctuates between 85 and 114 feet wide. However, a portion of Palm Avenue splits off south of Triangle Park at 7th Street, and has a width of approximately 60 feet. A median divides the highway, with widths ranging from 9 to 18 feet, containing dual streetlights and intermittent landscaping consisting of mature palm trees, small palms, bushes, and shrubs.

The roadway is in overall good condition. The boundary includes the roadway and its right-of-way. (See Continuation Sheet) *P3b. Resource Attributes: (List attributes and codes) HP37. Highway/ Trail AH7. Roads/ Trails/ Railroad Grades *P4. Resources Present: ☐ Building ☒ Structure ☐ Object ☐ Site ☐ District ☐ Element of District ☒ Other (Isolates, etc.) P5b. Description of Photo: Photo 1,
view of Palm Avenue from 7th
Street looking southeast, June 5,
2025
*P6. Date Constructed/Age and
Sources:
 Historic  Prehistoric  Both
Circa 1903 (Palm Ave) and circa
1953 (SR75 realignment with Palm
Avenue) / E.M. Burbeck (map) and
USGS 1953
*P7. Owner and Address:

City of Imperial Beach
825 Imperial Beach Blvd
Imperial Beach, CA 91932
*P8. Recorded by:

Claire Cancilla and Katie Ahmanson
Dudek
605 3rd Street
Encinitas, CA 92024
*P9. Date Recorded:

June 4 - 5, 2025
*P10. Survey Type: Intensive
P5a. Photograph 1

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*Resource Name or # (Assigned by recorder) 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
B2. Common Name: Palm Avenue, Highway 75, SR 75
B3. Original Use: Road
B4. Present Use: Highway
*B5. Architectural Style: N/A
*B6. Construction History: (Construction date, alterations, and date of alterations) In circa 1903, Palm Avenue was built as an eastwest horizontal corridor, likely consisting of a dirt road. In 1938, Highway 75, along Palm Avenue in Imperial Beach, is first noted. By circa 1953, Highway 75 is realigned with the newly relocated Silver Strand Boulevard, which breaks from Palm Avenue at Delaware Street, curving north towards Coronado. In April 1955, Highway 75 at Palm Avenue is widened from two to four lanes. Again in circa 1963, Palm Avenue from 7th to 13th Streets is widened to six lanes (E.M. Burbeck 1903; State of California 1938; USGS 1953; National City Star-News 1955: 2; UCSB 2025; NETR 2025b). *B7. Moved? ☐No ☒Yes (realigned) ☐Unknown Date: Original Location:
*B8. Related Features: Six major intersections with traffic lights B9a. Architect: N/A 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.)
The subject segment of 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). There is no local criteria for the City of Imperial Beach. 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 the subject segment of Palm Avenue. See Continuation Sheet.

B11. Additional Resource Attributes: (List attributes and codes) None
*B12. References: See Continuation Sheet
B13. Remarks: None
*B14. Evaluator: Andrea Dumovich Heywood, M.H.C.,
Architectural Historian
*Date of Evaluation: June 24, 2025
(This space reserved for official comments.)
(Sketch Map with north arrow required.)
See Sketch Map Sheet

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*Recorded by: Claire Cancilla and Katie Ahmanson, Dudek *Date: June 4 - 5, 2025 ☒ Continuation ☐ Update DPR 523E
State of California - The Resources Agency Primary#
DEPARTMENT OF PARKS AND RECREATION HRI #
LINEAR FEATURE RECORD Trinomial
Historic and/or Common Name: Palm Avenue, Highway 75, SR 75 L2a. Portion Described: ☐ Entire Resource ☒ Segment ☐ Point Observation Designation: Datum b. Location of point or segment:

The segment of Palm Avenue begins just northwest of the intersection of Rainbow Drive and Palm Avenue, and curves southeast until it straightens out as a horizontal corridor at the intersection of 9th Street and Palm Avenue, continuing east, ending until slightly east of the intersection of Georgia Street and Palm Avenue.

All Datums are located in Zone 11S:

Datum 1 (start of segment): 488884.43 mE/3605244.48 mN
Datum 2: 489499.15 mE/3605145.46 mN
Datum 3 (end of segment): 490080.44 mE/3605171.59 mN
L3. Description: (Describe construction details, materials, and artifacts found at this segment/point. Provide plans/sections as appropriate.) The recorded segment varies between 85 and 114 feet in width and features a curved, four-lane design west of Delaware Street with each lane measuring approximately 12 feet in width, and a straight, six-lane design from Delaware to 13th Streets, with each lane approximately 11 feet in width.

L4. Dimensions: (In feet for historic features and meters for prehistoric features.)
a. Top Width The roadway (excluding sidewalks) varies between 85 to 114 feet.
b. Bottom Width N/A
c. Height of Depth At grade
d. Length of Segment 1.08 miles
L5. Associated Resources: None
L6. Setting: (Describe natural features, landscape characteristics, slope, et., as appropriate.) The highway segment is bounded by the Silver Strand Bikeway and South Bay Salt Works to the north, Sand Dollar Beach to the west, and a mixture of residential, commercial, and industrial buildings to the east and south, circa 1950s to present.

L7. Integrity Considerations: The original 1903 roadway was joined with SR75 in circa 1938 and a portion of Palm Avenue was realigned with SR75 in circa 1953, and was then expanded in 1955 and again in circa 1963.

L8b. Description of Photo, Map, or
Drawing: (View, scale, etc) Photo 2,
view of Palm Avenue from 13th
Street looking southwest, June 5,
2025
L9. Remarks: None
L10. Form Prepared by:

Andrea Dumovich Heywood
Dudek
605 3rd Street
Encinitas, CA 92024
L11. Date: June 24, 2025
L4e. Sketch of Cross-Section (include scale) Facing: East at 9th Street along Palm Avenue
L8a. Photograph, Map or Drawing

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

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Significance (cont.)
Historic Context
In 1769, Father Serra traversed the Tijuana River to find the Kumeyaay villages located in present day Imperial Beach. The area then developed from an 1846 Spanish land grant to Pedro Cabrillo. In the 1850s, it was referred to as Monument City, and later South San Diego. In 1867, R.P. Morrison filed an early subdivision plot in South San Diego, and by the 1880’s, many of South San Diego’s early settlers arrived at the area known today as Imperial Beach. To entice residents of Imperial Valley—an inland desert region located in present-day Imperial and Riverside counties—subdivisions formed as summer beach retreats from the hot, arid inland climate. The name Imperial Beach directly references Imperial Valley and the population it hoped to attract (South Bay Historical Society Bulletin 2016: 1; City of Imperial Beach 2024; Daugherty 1994).

The town’s first wooden sidewalks, general store, post office, café, and dance pavilion were all built in the early 1900s. Its original fishing pier, constructed in circa 1910 by the South San Diego Investment Company as a tourist attraction, included a boardwalk spanning two blocks long with a bathhouse. The pier, bathhouse, and boardwalk were all destroyed in winter storms between 1948-1953 (City of Imperial Beach 2024; Daugherty 1994). In 1963,

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In addition to tourism, military land use has been a constant presence in Imperial Beach since the start of World War I. Ream Field opened in 1910 as an aviation field, known today as the Naval Outlying Landing Field Imperial Beach. There, Charles F. Walsh and Bernard F. Roehring designed and engineered airplanes. The U.S. Navy opened the Oneonta Gunnery School in Ream Field in 1918 for pilot training during World War I. The U.S. Army also began Border Field outpost in 1916, and expanded it in the 1920s with five machine gun circular ranges at the beach and 35 additional buildings by World War II (South Bay Historical Society Bulletin 2016: 5-6) During Imperial Beach’s early development, housing was mostly located to the north and west. Built in 1887, the Italianate Style Grissom house was built at 554 10th Street and remains the earliest extant residence. Owner Frank Grissom served in Battery A of the 19th Coast Artillery and moved into the home in 1950 (South Bay Historical Society Bulletin 2016: 2).

During the early 1900s, Palm Avenue, between 1st and 10th streets, serviced a trolley line that linked travelers by boat from northern Coronado and San Diego’s Market Street to southern Imperial Beach. The trolley line and boat service ended following a destructive 1916 flood that destroyed its infrastructure (City of Imperial Beach 2024).

With unpaved roads, the South San Diego area was mainly served by trains and horses through the 1920s (Adams 1976: 60).

In 1929, multiple subdivisions were built, including the Silver Strand Beach Gardens along the coast near the pier and Imperial Beach Gardens south of Palm Avenue (South Bay Historical Society Bulletin 2016: 7). From the late 1930s through World War II, population growth intensified in the San Diego region as the defense industry attracted workers throughout the United States, which thus created a need for more housing. In 1939, several cottage structures were moved from Coronado’s Tent City to Imperial Beach. Some Tent City homes extant today include 184, 243, 251, 252, and 260 Dahlia Avenue, located in the Silver Strand Beach Gardens development (South Bay Historical Society Bulletin 2016: 9).

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

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Development of Palm Avenue
Imperial Beach originally developed as a tourist destination in the late 1800s through early 1900s. Much of its early infrastructure, including roads, served its visitors as well as an emerging community. In 1903, Palm Avenue is first identified on a historic map of San Diego. Although the street name “Palm Avenue” is not labeled until 1904 in a topographic map, its pathway is clearly defined, spanning east to west through South San Diego from slightly east of Palm Station (located in present-day Palm City) to the beach, with subdivisions to the north and south (E.M.

Burbeck 1903).

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Based on early 1900s maps, Palm Avenue served as a linkage point with Palm Station and the National City and Otay Railroad, which ran from Tia Juana to the south to San Diego in the north. The Coronado Railroad, also present in 1903, ran a U-shaped route from Coronado Island going south along the peninsula (later known as Silver Strand Beach) and continuing through present-day Imperial Beach, to the north to National City (USGS 1904).

From circa 1910 to 1916, Palm Avenue serviced a trolley line between 1st and 10th streets, which linked vessel travelers from northern Coronado and San Diego’s Market Street to southern Imperial Beach. In 1910, E.S.

Babcock, builder of the Hotel del Coronado, had dredged a channel to the present-day north-end of 10th Street to allow boats to travel from San Diego and Coronado to South San Diego and the Imperial Beach Railroad. In 1916, a major storm disrupted the Otay Dam which flooded the channel with silt, permanently halting the passenger boats and destroying the existing railroad system (City of Imperial Beach 2024).

Exhibit 1. Section of a 1903 topographic map of the San Diego region, showing Imperial Beach labeled as South San Diego, with Palm Avenue (red arrow) running east to west from Palm Station to the Pacific Ocean.

Source: E.M. Burbeck. 1903. Map of The City of San Diego, California.

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A photo from 1950 suggests that Highway 75 may have been realigned at that time (Adams 1976: 86). However, it is not made clear until a 1953 topographic map confirms Highway 75’s realignment with the newly relocated Silver Strand Boulevard, just east of Ratio Station. This route shows Palm Avenue’s present-day alignment with connects with Highway 75 at present-day Delaware Street (USGS 1953).

Exhibit 2. Section of a 1943 topographic map of the San Diego region and Imperial Beach, with Highway 75 first clearly shown along Palm Avenue (red arrow).

Source: USGS (U.S. Geological Survey). 1943. “San Ysidro Quadrangle” [map]. 1:31680. 7.5-Minute Series (Topographic). Reston, Virginia: USGS.

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*Recorded by: Claire Cancilla and Katie Ahmanson, Dudek *Date: June 4-5, 2025 ☒ Continuation ☐ Update DPR 523L * Required information
State of California - The Resources Agency Primary#
DEPARTMENT OF PARKS AND RECREATION HRI #
CONTINUATION SHEET Trinomial
Exhibit 3. 1950 photo of Palm Avenue, view east, prior to Palm Avenue’s widening in 1955. Part of the Miracle Shopping District was constructed by this time (red box).

Source: Adams, Freda Compton Elliot. 1976. A History of Imperial Beach.

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*Recorded by: Claire Cancilla and Katie Ahmanson, Dudek *Date: June 4-5, 2025 ☒ Continuation ☐ Update DPR 523L * Required information
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DEPARTMENT OF PARKS AND RECREATION HRI #
CONTINUATION SHEET Trinomial
In 1952, the South Bay District Chamber of Commerce approved a resolution to request the State Highway Commission widen Highway 75 along Palm Avenue between Palm City and Silver Strand Boulevard. The proposed widening would expand the two-lane highway to four lanes with an additional 100 feet, including “a 22-foot island, with a 24-foot double lane on either side of the island thus leaving a 15-foot strip on each side of the double lanes for future use,” along with new traffic lights (Chula Vista Star 1952: 7). Hazardous traffic conditions along Palm Avenue were cited in the resolution, noting more than 7,500 cars traversed this stretch of Palm Avenue daily and upwards of 13,000 on Sundays (Chula Vista Star 1952: 7). In October 1954, the California Highway Commission approved the request to widen Highway 75 along Palm Avenue, allocating $800,000 to the project (National City Star-News 1954: 20). The Palm Avenue/Highway 75 widening project forced multiple businesses to surrender their parking along with the demolition of some buildings along Palm Avenue (Adams 1976: 86). In April 1955, the improved four-lane Highway 75 officially opened (Chula Vista Star-News 1955: 17). In commemoration of this new dedication, Imperial Beach hosted a three-day celebration consisting of a “street dance carnival” and Exhibit 4. Section of a 1953 topographic map of the San Diego region and Imperial Beach, with Palm Avenue’s present-day alignment, showing Highway 75 splitting from Palm Avenue near Delaware Street (red arrow).

Source: USGS (U.S. Geological Survey). 1953. “San Ysidro Quadrangle” [map]. 1:24000. 7.5-Minute Series (Topographic). Reston, Virginia: USGS.

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At the time of the Highway 75 widening, numerous businesses were located along Palm Avenue. Particularly, the Miracle Shopping District, between 9th and Delaware Streets, had an array of commercial businesses in 1955 which included: Bill Kile’s Palm Avenue Service Station, Pennysaver, M&M Dept. Store, Clothesline Department Store, Finelli’s Men’s Store, Village Barber Shop, Konrad Clem’s Record Shop, John R. Robertson Chevrolet, Imperial Beach Beauty Salon, Estes Hardware, Graham’s Market, Bob Tschakert’s Chevron Station, Woody’s Beauty Walk, Will’s Lumber Co., South Bay Chevrolet, Sullivan’s Food Center, Chase Electric and one lone bank, Security Trust and Savings, Greenwell Realty and Insurance, Bunny Inn, Tides Inn, Imperial Beach Grocery, Sid’s Bakery, Jessie’s Opportunity Shop, Benson’s Liquor, Beachcomber, The Clock, The Triangle Café, Neil’s Automotive Service, Mahoney’s TV, Geroge’s Drive-In Baker’s Hardware, Strand Realty, Silver Strand Food Store, Lucille’s Café, Robert’s Electric, DuVall’s Junior Department Store, Piggly Wiggly, O.E. McGee’s Jewelers, Jonie’s Coffee Shop, Western Auto Supply, and South Bay Drugs (Adams 1976: 94). 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.

Again 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 six-lane highway with three lanes in each direction (UCSB 2025; NETR Exhibit 5. A 1956 photograph of the Miracle Mile Shopping District showing an array of businesses.

Source: Adams, Freda Compton Elliot. 1976. A History of Imperial Beach.

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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).

Evaluation
The following evaluation is based on NRHP and CRHR criteria. The City of Imperial Beach does not have local designation criteria.

Under NRHP Criterion A and CRHR Criterion 1, the subject segment of Palm Avenue does not have a direct association with any event(s) important in transportation history. To meet Criteria A/1, a road must possess a significant and demonstratable association within the theme of transportation. The significant association may lie within the context of agricultural, commercial, industrial, or residential development. Significant road corridors can be characterized by the important connections that they made or by the types and volumes of traffic they carried. Outlined below is a list of considerations that the current evaluation applied before concluding that the subject highway segment does not possess the necessary associative significance to meet NRHP Criterion A or CRHR Criterion 1.

The road corridor opened to settlement in a region where there was no existing (or virtually no other existing) regional road, railroad, or navigable river by providing the only long-distance transportation option.

Palm Avenue does not meet this consideration because it evolved from what was likely a dirt road that originally connected from Palm Station in Palm City to present-day Imperial Beach. Although it facilitated access to Imperial Beach’s coast, it developed after a network of roadways and railroad systems had been developed in the greater San Diego region, and is not the first roadway in South San Diego. Even though Palm Avenue led from Palm Station to Imperial Beach’s pier and tourist attractions, it existed prior to the coastal development.

The road corridor provided the only long-distance transportation option.

Palm Avenue does not meet this consideration because it was a local city road and was not constructed as part of a long-distance state or interstate highway when originally established. Although State Highway 75 was located along Palm Avenue in Imperial Beach, the highway originated in circa 1938, after Palm Avenue first formed, and was not the only long-distance transportation option (State of California 1938).

Construction of the road followed a significant increase in the rate of settlement.

An increase in settlement was seen throughout the City of Imperial Beach in the late 1800s - early 1900s and cannot be attributed to the opening of Palm Avenue, or any one road in particular. Instead, the rate of settlement during this period on the westside of Imperial Beach resulted from increased tourism and related town development. Therefore, Palm Avenue does not meet this consideration because the popularity and use of the road as a tourist attraction did not result in a significant increase in the rate of settlement.

The road corridor provided transportation between a significant class of resource and an important transfer point or terminal market.

Palm Avenue does not meet this consideration because it did not serve as an important corridor between a significant class of resource and an important transfer point or market. The road was used locally by residents for day-to-day needs and by tourists seeking the Imperial Beach boardwalk and coastline. It was not specifically built to terminate at a transfer point or market as it was built in circa 1903, prior to the 1910 pier, and ran through multiple towns

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The road corridor was an influential component of the state’s highway system, or it made important early connections within the network or with other modes of transportation.

Palm Avenue does not meet this consideration because it was not constructed as part of the State of California’s highway system. Palm Avenue developed as a local road in South San Diego in circa 1903. State Highway 75 was located along Palm Avenue in Imperial Beach in circa 1938, after Palm Avenue first formed and after numerous other state highways were constructed (State of California 1938). Although Palm Avenue originally connected with Palm Station in Palm City, the transfer point along the National City and Utay Railroad was not the only one in the region as there was a well-established railroad network at the time of Palm Avenue’s development.

The road corridor provided a critical link or junction between two or more important highway corridors, and that connection led to a significant expansion of the state’s transportation network or directly contributed to the expansion of commercial, industrial, or agricultural activity.

Palm Avenue does not meet this consideration because it was used mainly by residents and tourists in the area, rather than as a critical link between highway corridors. The adjacent U.S. Highway 101, to the east of the City of Imperial Beach, had already been built in 1933 when SR 75 was first established along Palm Avenue in circa 1938.

Overall, the available research did not indicate that Palm Avenue possesses sufficient associative significance to meet NRHP Criterion A or CRHR Criterion 1.

Under NRHP Criterion B and CRHR Criterion 2, the subject segment of Palm Avenue lacks a significant association with any individual important in the road development or transportation history of California or in history in general.

Additionally, the construction and maintenance of Palm Avenue represents the collective effort of a group of local individuals, rather than the work of any single person. Research uncovered no individual associated with the subject road segment whose contribution to history rose to the level of singular importance necessary for listing in the NRHP or CRHR under Criteria B/2.

Under NRHP Criterion C and CRHR Criterion 3, the subject segment of Palm Avenue lacks distinction with regard to a particular roadway type, a period, or a method of road construction. The roadway in its current form is representative of standardized, modern road design, and it lacks innovation in terms of its overall design, form, and function.

Additionally, research did not yield any information to suggest that the road is associated with the work of a master engineer or builder. Overall, the current evaluation found the subject road segment lacks the necessary amount of design and construction value to meet NRHP Criterion C or CRHR Criterion 3.

Lastly, the subject segment of Palm Avenue does not appear to be significant as a source, or likely source, of important historical information, nor does it appear likely to yield important information about road construction materials, methods, or technologies. As such, the subject road segment lacks significance under NRHP Criterion D and CRHR Criterion 4.

To be eligible for listing at the national or state level, a property must first meet one or more of the significance criteria as discussed above before a determination can be made as to whether the property retains its historic character and possesses sufficient physical integrity to convey its significance. In the specific case of Palm Avenue, an integrity analysis was considered immaterial because the evaluation found that the resource lacks the necessary significance to warrant further analysis of its physical and historic integrity.

Conclusion:

In conclusion, the subject segment of Palm Avenue lacks sufficient significance to meet any of the criteria for inclusion in the NRHP as outlined under 36 CFR § 60.4 or the CRHR as described under PRC § 5024.1(c), either

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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.

Chula Vista Star. 1952. “South Bay Chamber Favors 100-Foot Highway.” August 14. Accessed June 11, 2025.

Chula Vista Star-News. 1955. “Editorially Speaking by Larry Freeman: You Ain’t Seen Nothin’.” April 28.

Accessed June 11, 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-LCP-Updated-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/.

E.M. Burbeck. 1903. Map of The City of San Diego, California. Accessed June 5, 2025. https://www.davidrumsey.com/luna/servlet/detail/RUMSEY~8~1~366836~90134177:Map-ofThe-City-Of-San-DiegoCalifo?sort=pub_list_no_initialsort%2Cpub_date%2Cpub_list_no%2Cseries_no&qvq=q:san%20di ego;sort:pub_list_no_initialsort%2Cpub_date%2Cpub_list_no%2Cseries_no;lc:RUMSEY~8~1&mi= 1&trs=239
Google. 2025. “Imperial Beach [aerial image].” Google Imagery. Mountainview, California: Google Imagery. Accessed June 3, 2025.

National City Star-News. 1954. “State Approves $800,000 for Strand HIghway.” October 28. Accessed June 11, 2025.

National City Star-News. 1955. “Highway Dedication, Parade, Street Dance, Carnival on Tap April 21-23.” April 14. Accessed June 11, 2025.

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,

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*Recorded by: Claire Cancilla and Katie Ahmanson, Dudek *Date: June 4-5, 2025 ☒ Continuation ☐ Update DPR 523L * Required information
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DEPARTMENT OF PARKS AND RECREATION HRI #
CONTINUATION SHEET Trinomial
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.

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
State of California. 1938. Road Map of the State of California. Department of Public Works, Division of Highways. Accessed June 5, 2025.
https://www.davidrumsey.com/luna/servlet/detail/RUMSEY~8~1~239588~5511892:RoadMap-of-the-State-of-California?sort=Pub_List_No_InitialSort%2CPub_Date%2CPub_List_No 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/.

USGS (U.S. Geological Survey). 1904. “San Diego Quadrangle” [map]. 1:62500. (Topographic). Reston, Virginia: USGS.

USGS (U.S. Geological Survey). 1943. “San Ysidro Quadrangle” [map]. 1:31680. 7.5-Minute Series (Topographic). Reston, Virginia: USGS.

USGS (U.S. Geological Survey). 1953. “San Ysidro Quadrangle” [map]. 1:24000. 7.5-Minute Series (Topographic). Reston, Virginia: USGS.

Photographs (cont.)

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Source: Dudek 2025

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Page 1 of 11 ends

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 38
*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 2021 T 18 S; R 2 W; of Sec 19,20,29; San Bernardino B.M. c. Address N/A City Imperial Beach Zip 91932
d. UTM: (Give more than one for large and/or linear resources) Multiple Datums (See Sketch Map Sheet) e. Other Locational Data: (e.g., parcel #, directions to resource, elevation, decimal degrees, etc., as appropriate) The segment of Palm Avenue, known as the project area, begins just northwest of the intersection of Rainbow Drive and Palm Avenue, and curves southeast until the intersection of 9th Street and Palm Avenue, continuing east, ending until slightly east of the intersection of Georgia Street and Palm Avenue. Within the project area are three storm drain features (see Sketch Map on Continuation Sheet 4).
*P3a. Description: (Describe resource and its major elements. Include design, materials, condition, alterations, size, setting, and boundaries)
In 2025, the current storm drain system in Imperial Beach consists of stormwater lines and storm drain outfalls, located throughout the urbanized city. The stormwater lines are classified as open and closed channels, the majority of which are closed (located underground) and span the distance of several street blocks, some of which span approximately 2,000 feet.

The open channels are located in the north, northwest, central, and south parts of the city, and range approximately one to several parcels long, some of which measure around 500 feet long (City of Imperial Beach 2025). See Continuation Sheet. *P3b. Resource Attributes: (List attributes and codes) HP20. Canal/ Aqueduct *P4. Resources Present: ☐Building ☒ Structure ☐ Object ☐ Site ☐ District ☐ Element of District ☐ Other (Isolates, etc.) P5b. Description of Photo: Photo 1,
View of a storm drain outfall (storm
drain feature 1) east of Palm
Avenue, looking southwest
*P6. Date Constructed/Age and
Sources:
 Historic  Prehistoric  Both
Citywide system: Circa early 1950s
(Adams 1976: 87), project area
features: circa 2017 and circa
2019 (NETR 2025a)
*P7. Owner and Address:

City of Imperial Beach
825 Imperial Beach Blvd
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) Imperial Beach Storm Drain System 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: Imperial Beach Storm Drain System
B2. Common Name: Imperial Beach Storm Drain System
B3. Original Use: Storm Drain System
B4. Present Use: Storm Drain System
*B5. Architectural Style: N/A
*B6. Construction History: (Construction date, alterations, and date of alterations) The citywide storm drain system was originally constructed in circa early 1950s (Adams 1976: 87). The storm drain features located in the project area along Palm Avenue were likely altered in 1955, when Palm Avenue was first widened from two to four lanes, and again in circa 1963 when it was widened to six lanes between 7th and 13th Streets (Chula Vista Star-News 1955: 17; UCSB 2025).

The three storm drain features recorded in this DPR that are within the project area are dated as follows: storm drain feature 1: circa 2017; storm drain feature 2: circa 2019; and storm drain feature 3: circa 2019 (NETR 2025a; Google Earth 2025).
*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.)
Imperial Beach Storm Drain System 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 system 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 system 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 Imperial Beach Storm Drain System. See Continuation Sheet.

B11. Additional Resource Attributes: (List attributes and codes) None
*B12. References: See Continuation Sheet
B13. Remarks: None
*B14. Evaluator: Andrea Dumovich Heywood, MHC
*Date of Evaluation: June 24, 2025
(This space reserved for official comments.)
See Continuation Sheet

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*Map Name: *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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System
*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
Sketch Map (cont.)
Description (cont.)
Storm Drain Feature 1: The storm drain system along the decommissioned SR75, at Palm Avenue just north of Rainbow Drive, consists of three small diameter storm drain outfalls—one on the south side of Palm Avenue and two on the north side—with a fourth in close proximity to the other two on the north side of the street, but further inland.

A storm drain outfall on the north side connects to one on the south side through a closed channel that runs under Palm Avenue, approximately 120 feet long. The storm drain outfall on the south side of Palm Avenue connects to an open channel approximately 130 feet long, that runs southeast and adjacent to Palm Avenue. The open channel connects two closed channels at the intersection of Rainbow Drive and Palm Avenue, which flow southeast for approximately 100 feet and southwest for approximately 135 feet (City of Imperial Beach 2025).

Storm Drain Feature 2: A storm drain feature is located south of Triangle Park, on the south side of Palm Avenue, where Palm Avenue splits into two roadways, south of Delaware Street, and immediately north of the Hampton Inn.

This storm drain feature consists of an open channel approximately 160 feet long. That runs east to west adjacent to Palm Avenue. The open channel connects to a closed channel consisting of one metal screen and one storm drain.

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System
*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
Storm Drain Feature 3: A storm drain feature is located on the south side of Palm Avenue, near 9th Street. It consists of one closed storm drain inlet built into the curb of Palm Avenue.

Significance (cont.)
Historical Overview of Imperial Beach
In 1769, Father Serra traversed the Tijuana River to find the Kumeyaay villages located in present day Imperial Beach. The area then developed from an 1846 Spanish land grant to Pedro Cabrillo. In the 1850s, it was referred to as Monument City, and later South San Diego. In 1867, R.P. Morrison filed an early subdivision plot in South San Diego, and by the 1880’s, many of South San Diego’s early settlers arrived at the area known today as Imperial Beach. To entice residents of Imperial Valley—an inland desert region located in present-day Imperial and Riverside counties—subdivisions formed as summer beach retreats from the hot, arid inland climate. The name Imperial Beach directly references Imperial Valley and the population it hoped to attract (South Bay Historical Society Bulletin 2016:
1; City of Imperial Beach 2024; Daugherty 1994).

There, Charles F. Walsh and Bernard F. Roehring designed and engineered airplanes. The U.S. Navy opened the Oneonta Gunnery School in Ream Field in 1918 for pilot training during World War I. The U.S. Army also began Border Field outpost in 1916, and expanded it in the 1920s with five machine gun circular ranges at the beach and 35 additional buildings by World War II (South Bay Historical Society Bulletin 2016: 5-6) During Imperial Beach’s early development, housing was mostly located to the north and west. Built in 1887, the Italianate Style Grissom house was built at 554 10th Street and remains the earliest extant residence. Owner Frank Grissom served in Battery A of the 19th Coast Artillery and moved into the home in 1950 (South Bay Historical Society Bulletin 2016: 2).

Between 1904 and 1928, South San Diego’s roadway pattern remained mostly consistent, with major arterials Palm Avenue and Imperial Beach Boulevard running east to west. Palm Avenue extended from Palm City to the east all the way to the coast on the west, while further south and parallel to Palm Avenue, Imperial Beach Boulevard extended from Nestor to the east and terminated inland, approximately half a mile from the coast (NETR 2025b). During the early 1900s, Palm Avenue, between 1st and 10th streets, serviced a trolley line that linked travelers by boat from northern Coronado and San Diego’s Market Street to southern Imperial Beach. The trolley line and boat service ended following a destructive 1916 flood that destroyed its infrastructure (City of Imperial Beach 2024). With unpaved roads, the South San Diego area was mainly served by trains and horses through the 1920s (Adams 1976: 60).

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Imperial Beach City CouncilSeptember 2, 2026

Imperial Beach City Council
September 2, 2026