Palm Springs Inches Closer to Its First In-N-Out Burger — But Not Without a Fight

After years of delays, redesigns, and heated public meetings, Palm Springs may finally be on the verge of welcoming its first In-N-Out Burger.

The restaurant is planned for 1801 East Palm Canyon Drive, at the corner of East Palm Canyon Drive and Smoke Tree Lane, inside the Smoke Tree Village Shopping Center. The site previously housed a Bank of America branch, which has since been demolished to make way for the project. The proposed building would run nearly 3,900 square feet and include a drive-thru lane and an outdoor patio dining area, sitting on roughly 2.3 to 2.4 acres.

If built, it would be the city's first In-N-Out, joining locations already open in nearby Coachella Valley cities including Thousand Palms, Rancho Mirage, La Quinta, and Indio.

The project has been under city review since 2024. The Palm Springs Planning Commission gave it initial approval in July 2025, but only after roughly three hours of debate and with a long list of conditions attached — commissioners wanted a full redesign of the building's architecture to better match the city's community design standards.

Since then, the project has bounced between the Planning Commission and the city's Architectural Review Committee multiple times. In-N-Out has revised its plans repeatedly, adding a lighter exterior color scheme, additional landscaping, more shading, and expanded screening around the drive-thru lane. Most recently, in early July 2026, the Planning Commission again declined to give final sign-off, sending the project back for yet another design review. One commissioner reportedly described the latest tweaks as putting "lipstick on a pig," reflecting ongoing frustration that the design still doesn't fully capture Palm Springs' mid-century modern architectural character.

In-N-Out representatives have defended their design as one tailored specifically to the site, even as the back-and-forth continues.

- Traffic and congestion: Some nearby residents worry about the impact of drive-thru traffic on an already busy stretch of East Palm Canyon Drive. A city-commissioned traffic study concluded that nearby intersections should continue operating at acceptable levels, and the latest site plans include multiple access points and stricter traffic controls meant to manage flow.

- Architectural fit: Palm Springs prides itself on its distinctive mid-century modern aesthetic, and city officials and commissioners have repeatedly pushed back on In-N-Out's standard design template, asking for changes to the building's colors, landscaping, and overall look.

- Development of the former bank site: The shopping center location, long occupied by a now-demolished Bank of America branch, has drawn attention as one of several redevelopment sites along the corridor.

The city's Architectural Review Committee met in early July 2026 to consider the latest round of design revisions. City staff have indicated the changes are sufficient to support approval, though they've recommended further refinements. Despite the repeated delays, officials say the project remains on track, with a possible opening estimated for late 2027 or early 2028.