Palm Springs In-N-Out wins approval with 18 conditions in tense debate

In-N-Out has scored a victory in the design war between the beloved burger business and the city of Palm Springs, but there’s still a ways to go before they’re handing out burgers.

As part of a lengthy architectural review process, In-N-Out has adapted the design of their planned restaurant in Palm Springs in hopes of pleasing the city’s super-strict architectural review committee.

New renderings of the building show several dramatic changes including a thick red canopy trim replaced with aluminum silver, removal of glass blocks surrounding windows, and roofs flattened.

In-N-Out’s Palm Springs location, set to be built in the city’s Smoke Tree Village shopping center, was first approved by the Palm Springs Planning Commission in July 2025.

The project then entered into a lengthy architectural review phase, and has since been subject to six rounds of review by the city’s Architectural Review Committee.

In a meeting on Monday, the committee said In-N-Out had thus far addressed just eight of the whopping 18 design conditions they placed on the building for approval, The Palm Springs Post reported.

Conditions include simplifying the trash enclosure design, providing additional shade trees, and removing the keystone above the entrance doors.

Despite the changes, the committee remains displeased with the building’s design, saying its bright white color and architectural style make it look out of place in Palm Springs.

Among other comments, committee members said the building was “a sore thumb,” “not even close to what we would want,” would “stand out, but not in a good way,” and is a project that “people will snicker at,” and “something that belongs in San Dimas.”

Planning Commissioner David Murphy, who spoke in the meeting as a member of the public, went as far as to call the revised design “a Frankenstein monster designed by opposing committees.”

Some who spoke at the meeting, like Smoke Tree Ranch chief operating officer Tracy Conrad, saw it as an positive opportunity for the shopping center.

“Is it architecturally superlative?” Conrad asked. “I think everyone has heard that this esteemed panel doesn’t think so, and it’s not for us to argue that. It’s for us to say this is a development project that will lift the entire shopping center.”

In-N-Out officials stood by their design.

 “The ARC does not ultimately hold the pen when it comes to the architectural design,” Peter Kulmaticki, a representative of In-N-Out said at the meeting. “The project has evolved significantly since it was first submitted.”

“Today, I stand before you confident that we have achieved a truly custom design that not only allows In-N-Out Burger to maintain its identity, but also reflects the thoughtful input provided by the city of Palm Springs throughout the review process,” Kulmaticki continued.

Ultimately, the committee voted 3-2 to approve the project at the meeting, but In-N-Out must meet all 18 conditions put forth at the previous meeting. Members of the public are able to appeal the approval, the committee confirmed.

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