Agenda packet, regular meeting, second session — Palm Springs City Council, November 12, 2025 (part 6 of 8)

seamless transition of materials from the interior to the exterior. Staff finds the integrity of workmanship remains intact.

Feeling.

The home’s modest scale to the surrounding context and use of materials represents the architect’s original design response to the Modern Movement in the desert. The integrity of feeling remains strong.

Association.

The property is associated with architect William Cody, as well as the Mid-century Modern Movement of the post-World War II period. The integrity of association remains unchanged.

DEFINING HISTORIC CHARACTERISTICS:

When evaluating a property for historic designation, it is important to identify the original elements that contribute to its historic significance from later additions or alterations.

While these changes may be sympathetic to the original design, it can create a false sense of historicity. Distinguishing original character-defining features from non-original elements will aid the HSPB when it is tasked with evaluating future alterations to the historic resource.

Character-defining features on page 35 of the historic resources report and the staff analysis of important features are listed as follows:
• Site placement of the home on an elevated plinth
• Low slung pitched roofs clad in split wood shakes
• Rectangular stucco columns throughout
• Massive, angled wood beams connecting entry columns
• Screen block elements made of rectangular concrete bricks in varied orientations • Vertical rough-hewn board-and-batten siding with alternating narrow and wide battens
• Cruciform-shaped swimming pool and matching cruciform spa (original to Cody's 1965 design)
• White terrazzo pool deck mirroring the cruciform layout • Slumpstone retaining walls throughout property
• Floor-to-ceiling sliding glass doors and fixed-pane windows throughout • Floor-to-ceiling folding wood doors with piano hinges, concealing wet bar (interior) • Ceiling sections of rough-sawn wood with translucent white stain • Mirrored panels above doors
• Matching fireplace designs in living room and den (interior) • Seamless transitions between interior and exterior spaces • Strategic window placement framing garden views
• Extension of materials (particularly terrazzo) from inside to outside • Multiple access points to outdoor spaces from nearly every room Item 2A - Page 121
Historic Site Preservation Board Staff Report October 7, 2025 HSPB-165 – The Cullerton-Chaddick Residence

Page 8 of 8 ends

Non-contributing elements:
• Entry gate and matching gate outside of the den’s sliding doors • Sliding glass doors at rear of the garage
• Firepit and waterfall area
• Exposed aggregate motor court paving and paving inside garden areas ENVIRONMENTAL ASSESSMENT:

The proposed historic resource designation is not subject to the California Environmental Quality Act (CEQA) pursuant to Sections 15060(c)(2) (the activity will not result in a direct or reasonably foreseeable indirect physical change in the environment) and 15060(c)(3) (the activity is not a project as defined in Section 15378) of the CEQA Guidelines, California Code of Regulations, Title 14, Chapter 3, because it has no potential for resulting in physical changes to the environment, directly or indirectly.

NOTIFICATION:

Pursuant to section 8.05.140 of the Municipal Code of Palm Springs, all residents within five hundred (500) feet of the subject property have been notified and notice was published in a newspaper of general circulation.

CONCLUSION:

The Cullerton-Chaddick Residence meets the definition of a historic resource based on Criterion 3 and 5 of the Palm Springs Historic Preservation Ordinance and meets the necessary integrity findings to support its historic significance; therefore, staff recommends Class 1 Designation as a historic landmark property.

PREPARED BY: Sarah Yoon, Associate Planner/Historic Preservation Officer REVIEWED BY: Anthony Riederer, Assistant Director of Planning Services Attachments:

A. Vicinity Map
B. Draft Resolution
C. Application, related background materials, photos.

Item 2A - Page 122

EXCERPTS OF MINUTES
At the Historic Site Preservation Board meeting of the City of Palm Springs, held October 7, 2025, the Historic Site Preservation Board took the following action:

2.A. AN APPLICATION BY JONATHAN H. WURTZEL FOR HISTORIC SITE DESIGNATION OF “THE CULLERTON-CHADDICK RESIDENCE”
LOCATED AT 572 W. SANTA ELENA ROAD, (APN 504-282-012)
CASE: HSPB #165, (SY).

Historic Preservation Officer Yoon presented the staff report and answered questions of the board.

Steven Keylon, applicant representative, commented on the request for historic designation application on behalf of the applicant.

Motion by Member Moruzzi, seconded by Member McCready to adopt the findings with amendments made to the list of character-defining features and recommend that the City Council designate The Cullerton-Chaddick Residence (HSPB 165) as a Class 1 historic site. This action is not a project.

AYES: Hansen, Bachman, Maschka Hitchcock, Moruzzi, McCready, Paonessa.

NOES: None.

ABSENT: Herr.

Item 2A - Page 123

CITY COUNCIL STAFF REPORT
DATE: November 12, 2025 PUBLIC HEARING
SUBJECT: AN APPLICATION BY REST AREA LLC FOR HISTORIC SITE DESIGNATION OF “THE RUBIN BUILDING” LOCATED AT 457 NORTH PALM CANYON DRIVE (APN 513-082-007), CASE HSPB #167
FROM: Scott C. Stiles, City Manager
BY: Department of Planning Services
SUMMARY:

The new owner of this mixed-use building has submitted a request to designate 457 N.

Palm Canyon Drive as a Class 1 historic site. Named after the furrier from Beverly Hills who commissioned the building, the Rubin Building was designed by architect Albert Raymond Walker in 1946. The original design arranged the commercial spaces along an open arcade on the ground floor, with residential units located on the second floor. This building typology embodies the growing population of Palm Springs during the early postwar period. The building is a unique example of Regency Revival architecture in the city’s commercial core distinguished by its Neoclassical elements, symmetry, and decorative motifs.

If designated as a historic resource, the property would be subject to the regulations outlined in Section 8.05 of the Palm Springs Municipal Code (PSMC).

The Historic Site Preservation Board (HSPB) and staff evaluated the application in accordance with the historic designation ordinance and applicable state/federal regulations and determined it qualifies as a Class 1 (Landmark) historic site.

RECOMMENDATION:
1) Open the public hearing and receive public testimony. 2) Close the public hearing and adopt Resolution entitled, “A RESOLUTION OF THE

CITY COUNCIL OF THE CITY OF PALM SPRINGS, CALIFORNIA,
DESIGNATING THE RUBIN BUILDING LOCATED AT 457 N. PALM CANYON DRIVE, AS A CLASS 1 (LANDMARK) HISTORIC RESOURCE HSPB #167, SUBJECT TO CONDITIONS (APN 513-082-007).”
Item 2B - Page 1
BACKGROUND AND SETTING:

The attached historic resources report, prepared by Pamela Daly of Daly & Associates (“the report”), and site visits are the basis of this staff report.

Related Relevant City Actions by HSPB, Planning, Fire, Building, etc.

October, 2025 Site inspection by members of the HSPB and City Staff.

October 7, 2025 HSPB considered the application for designation at a public hearing recommending Class 1 designation.

Ownership Status
March, 2025 Purchased by current owners.

EAST (FRONT) ELEVATION FROM NORTH PALM CANYON DRIVE, 2025.

The historic designation request was submitted by the owners, and the historic resources report supports the reclassification of the site as a Class 1 landmark. Staff and the HSPB made the findings to recommend Class 1 designation.

ANALYSIS AND FINDINGS:

The analysis of the application relative to the criteria for the designation of historic resources is detailed in the attached HSPB resolution and staff report dated October 7, 2025. In order to be designated a historic landmark, a resource must exhibit exceptional historic significance and meet one or more of the criteria listed in PSMC Section

8.05.070.C.1.a. The Board made findings in support of Class 1 (Landmark) designation Item 2B - Page 2
based on the following criteria:

PSMC 8.05.070, (C,1,Part a). The site, structure, building, or object exhibits exceptional historic significance and meets one or more of the criteria listed below:
(Criterion iii) The resource reflects or exemplifies a particular period of national, state, or local history;
(Criterion v) The resource presents the work of a master builder, designer, artist, or architect whose individual genius influenced his age, or that possesses high artistic value;
Pursuant to PSMC 8.05.070, (5,C,1,Part b); “Historic Integrity” the HSPB made findings that The Rubin Building possesses sufficient historic integrity to qualify as a Class 1 (Landmark) historic site.

During the October 7, 2025 HSPB meeting, the Board voted in favor of reclassifying the mixed-use building as a Class 1 site based on its historic merits and integrity.

CONCLUSION:

The Rubin Building meets the definition of a historic resource based on Criterion 3 and 5 of the Palm Springs Historic Preservation Ordinance. The property possesses integrity to qualify as a Class 1 (Landmark) site. The HSPB recommendation to the City Council reflects these findings which are outlined in the attached draft City Council resolution.

ENVIRONMENTAL ASSESSMENT:

NOTIFICATION:

Pursuant to Section 94.09.00 (Public Hearing) of the Palm Springs Zoning Code, notice has been mailed to all property owners and residents within five hundred (500) feet of the subject property and notice was published in a newspaper of general circulation.

FISCAL IMPACT:

None.

Item 2B - Page 3
REVIEWED BY:

Department Director: Christopher Hadwin
Assistant City Manager: Flinn Fagg
City Manager: Scott Stiles
ATTACHMENTS:

A. Vicinity Map.

B. Draft Resolution.

C. Application, related background materials, photos.

D. HSPB resolution, staff report, minute excerpt.

Item 2B - Page 4

ATTACHMENT A
Item 2B - Page 5
Department of Planning Services
Vicinity Map

CITY OF PALM SPRINGS
HSPB #167 – The Rubin Building
457 N. Palm Canyon Drive
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Item 2B - Page 6

ATTACHMENT B
Item 2B - Page 7
RESOLUTION NO._____

A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF PALM

SPRINGS, CALIFORNIA, DESIGNATING THE RUBIN BUILDING,
LOCATED AT 457 NORTH PALM CANYON DRIVE, AS A CLASS 1
(LANDMARK) HISTORIC RESOURCE HSPB #167, SUBJECT TO
CONDITIONS (APN 513-082-007).

THE CITY COUNCIL FINDS AND DETERMINES AS FOLLOWS:

A. WHEREAS, Chapter 8.05 of the Palm Springs Municipal Code allows for the designation of historic sites and districts; and
B. WHEREAS, Rest Area LLC submitted an application seeking historic site designation of The Rubin Building located at 457 N. Palm Canyon Drive; and C. WHEREAS, on October 6, 2025, members of the Historic Site Preservation Board (HSPB) and City staff conducted site inspections of the proposed historic resource; and D. WHEREAS, on October 7, 2025, a noticed public hearing of the Palm Springs Historic Site Preservation Board to consider Case HSPB #167 was held in accordance with applicable law; and
E. WHEREAS, at said hearing, the HSPB carefully reviewed and considered all the evidence presented in connection with the hearing on the project, including, but not limited to, the staff report and all written and oral testimony and voted unanimously to recommend that the Council designate The Rubin Building a Class 1 (Landmark) historic resource; and F. WHEREAS, on November 12, 2025, a noticed public hearing of the Palm Springs City Council to consider Case HSPB #167 was held in accordance with applicable law; and G. WHEREAS, at the said hearing, the City Council carefully reviewed and considered all the evidence presented in connection with the hearing on the project, including, but not limited to the staff report and all written and oral testimony.

THE CITY COUNCIL OF THE CITY OF PALM SPRINGS RESOLVES:

SECTION 1: FINDINGS – PART “A”, CRITERIA FOR HISTORIC RESOURCES.

Evaluation of the Application. Pursuant to Municipal Code Section 8.05.070 (C,1,a), the City Council shall evaluate the application and make findings in conformance with the following criteria:

Item 2B - Page 8
457 N. Palm Canyon is a two-story mixed-use building set back from the property line with a prominent storefront viewable from the street. The exterior appearance of the building is largely unchanged from the original design. The following is an analysis of the criterion and integrity findings for historic designation.
(Criterion i) The resource is associated with events that have made a meaningful contribution to the nation, state, or community;
No meaningful event is associated with this site, thus does not qualify under Criterion i. (Criterion ii) The resource is associated with the lives of persons who made a meaningful contribution to national, state or local history; The building was originally constructed for the Beverly Hills furrier, Isador Rubin. Although he was a successful and prominent businessman in the Southern California region, he does not meet the threshold for significance under this criterion. (Criterion iii) The resource reflects or exemplifies a particular period of national, state, or local history;
The postwar period in Palm Springs was a time of growth, transition, and expression.

While not a commonly used method of construction for residential homes or small commercial buildings, this method of construction was not distinctive or uncommon. Criterion iv is not met. (Criterion v) The resource presents the work of a master builder, designer, artist, or architect whose individual genius influenced his age, or that possesses high artistic value;
Albert R. Walker is a renowned architect attributed to designing numerous landmark structures in Los Angles, including the Beverly Wilshire Hotel, the United Artist Theater, and the Oviatt Building. Albert Walker and Percy Eisen also designed the original El Mirador Hotel in Palm Item 2B - Page 9
Springs which opened in 1927.1 From 1941 to 1954, Walker formed a partnership with Kalionzes and Zerbe and designed the Rubin Building in 1946. The report findings conclude that 457 N.

Palm Canyon Drive is a rare and exceptional example of a Regency Revival design by this office with nearly 95% of the original design intact. Matching the scale of the surrounding area, this mixed-use building is a good representation of the firm’s work and accurately reflects the needs of the period. Criterion v for historic significance is met. (Criterion vi) The resource represents a significant and distinguishable entity whose components may lack individual distinction, as used in evaluating applications for designation of historic districts, for parcels on which more than one entity exists; or
The resource is not within a historic district and does not qualify under Criterion vi. (Criterion vii) The resource has yielded or may be likely to yield information important to national, state or local history or prehistory.

No information has been provided on any pre-historic significance of the site.

SECTION 2: PART “B” ANALYSIS OF HISTORIC INTEGRITY.

Analysis of Integrity. (PSMC 8.05.070 (C,1,b). The site, structure, building, or object retains one or more of the following aspects of integrity, as established in the Secretary of the Interior’s Standards: integrity of design, materials, workmanship, location, setting, feeling, or association.

The report provides an evaluation of the site relative to the seven aspects or qualities of historic integrity, as recognized by the National Register of Historic Places. The seven aspects or qualities include location, design, setting, materials, workmanship, feeling, and association. The report concludes that the site retains a high degree of integrity and is further analyzed below:

1. Location:

The building is in its original location on the lot; therefore, the integrity of location is met.

2. Design:

The two-story mixed-use building evokes a sense of retail shopping seen in areas like Hollywood or Beverly Hills in the 1940s and 1950s. The front elevation is composed of two simple display windows that project outward, each set above a masonry planter and topped with a thin metal roof. The massing of the building feels solid with limited ornamentation but the ground floor entrance, projecting storefront windows, and the second-floor balcony create articulation to the front façade. The center arcade divides the commercial/retail spaces symmetrically, and the front two suites use Doric columns and decorative wood paneled doors to emphasize the Regency Revival style for the building. The open-air atrium provides natural light into the arcade space, 1 City of Palm Springs Citywide Historic Context Statement “Palm Springs Between the Wars (1919-1941)”, 49.

Item 2B - Page 10
and the stairs lead up to the residential units above. The railings and other decorative motifs found throughout the building help contribute to the architectural style of the building. The original drawings show little change to the design and layout of the building. City Council finds the existing condition exhibits a high level of design integrity.

3. Setting:

On an internalized lot, the building was situated in a retail and commercial corridor that was expanding in response to the economic boom experienced in Palm Springs after the wars. The integrity of setting remains unchanged.

4. Materials:

Based on the original drawings, the material and architectural detailing down to the wooden doors and iron railing remains extant. Minor changes like the green granite veneer and the security gate in front of the arcade were made but most of the original materials are still in place or replaced in kind. The overall integrity of material is met.

5. Workmanship:

The workmanship of the building is apparent in the architectural details that remain intact. The windows, storefronts, wooden doors and stone veneer are in good condition and demonstrate a high level of workmanship. City Council finds the integrity of workmanship is met.

6. Feeling:

The repeating storefronts and regency style continue to be the unifying aesthetic throughout the building. The integrity of feeling is met.

7. Association:

The property is associated with the Regency Revival style of architecture and exemplifies the economic vitality experienced in Palm Springs after the wars. The design of the building also remains consistent with the original design, therefore, maintains its association with the architect Walker and his firm. The integrity of association remains.

SECTION 3: DEFINING HISTORIC CHARACTERISTICS
In considering a recommendation for historic resource designation it is important to distinguish those physical elements that are original or from the period of significance that contribute to the resource’s historic significance from alterations, additions or features that were added at a later time that may be sympathetic to the original character, but which may create a false sense of historicity. Distinguishing original character-defining features from non-original elements aids the HSPB when it is tasked with evaluating future alterations to the historic resource.

The following is a list of character-defining features identified by the City Council:

Item 2B - Page 11
Character-defining features of the resource are as follows:
• Mixed-use commercial arcade typology
• Commercial shopping arcade that extends the entire length of the building • Symmetry of design with storefronts on either side of the arcade o Recessed and angled doors of the storefronts. (Reference original drawings for exact design dimensions.)
• Octagonal lightwell feature
• Open space between the residential units on the second floor • Low pitch side-gabled rooflines over residential units • Second floor chimneys (fireplace)
• Wood siding on the second-floor exterior walls of the residential units • Wide overhanging eaves, including the front façade display windows • Vertically set wood paneling and cornice trim restored • Concrete masonry brick construction
• Flat front façade with upper balcony created by opening rectangular space in the front elevation
• Painted, cast metal tracery used on staircases, upper balcony and wall cresting • Flagstone veneer bulkhead window units and trim
• Projecting front display windows with metal trim
• Display windows in arcade with stainless steel and wood framing • Large, fixed, single panels of glass used for each arcade unit and front display windows • Front planters with butt-end flagstone veneer finish
• Wood doors and their surrounds
• Transom openings above the doors inside the arcade
• Steel framed casement windows and bay windows inside the residential units • Shutters on the windows for the second-floor apartments • Fluorescent light fixtures in the arcade
• Extruded canned light fixtures on the front elevation under the eaves • Angled wooden doors for the commercial units
• Small rectangular window opening on the north elevation of the residential unit visible from the street
• Flowerpot holders/indentations built into the residential balcony • Flagstone pavers inside the arcade and exterior stairs Non-contributing elements:
• Green granite around the entrance to the ground floor arcade on the front façade • Lettering “Galleria” on the front façade
• Front entrance gate (replaced a shorter metal gate from 2014-2016) • Security gates used at the ground level of the penthouse stairwells • Rear gate (date unknown)
• Rooftop mechanical equipment
• Two free-standing lion sculptures at the front of the property • Enclosed storefront door inside the arcade
Item 2B - Page 12
SECTION 4: ENVIRONMENTAL ASSESSMENT
The proposed historic resource designation is not subject to the California Environmental Quality Act (CEQA) pursuant to Sections 15060(c)(2) (the activity will not result in a direct or reasonably foreseeable indirect physical change in the environment) and 15060(c)(3) (the activity is not a project as defined in Section 15378) of the CEQA Guidelines, California Code of Regulations, Title 14, Chapter 3, because it has no potential for resulting in physical changes to the environment, directly or indirectly.

SECTION 5: CONDITIONS THAT APPLY TO HISTORIC SITES:

According to Section 8.05 of the Municipal Code, the following shall apply to a Class 1 Historic Resource:

1. It shall meet the definition of a Class 1 historic site as outlined in Municipal Code Section

8.05.020.

2. An archival file on the property shall be maintained by the City.

3. It may be qualified as ‘historic’ at the federal, state, and/or county level.

4. The structure/site may not be modified, nor objects removed without following the procedures outlined in Municipal Code Section 8.05.110 “Demolition or Alteration of Class 1 and Class 2 Historic Resources – Certificate of Appropriateness”.

5. A marker explaining the historic nature of the site may be installed at the site in a location viewable from the public way.

6. Compliance with all rules and regulations for Historic Sites and Historic Districts under Chapter 8.05 of the Municipal Code shall be required.

7. The site shall not be further subdivided.

8. The City Clerk shall submit the Council Resolution to the County recorder for recordation within 90 days of the effective date of the Council’s resolution.

Based upon the foregoing, the City Council hereby designates The Rubin Building located at 457 North Palm Canyon Drive, a Class 1 (Landmark) Historic Resource (Case HSPB #167).

ADOPTED THIS TWELFTH DAY OF NOVEMBER, 2025.

SCOTT STILES

CITY MANAGER
ATTEST:

BRENDA PREE, MMC

CITY CLERK
Item 2B - Page 13

CERTIFICATION

STATE OF CALIFORNIA )
COUNTY OF RIVERSIDE ) ss.

CITY OF PALM SPRINGS )
I, BRENDA PREE, City Clerk of the City of Palm Springs, hereby certify that Resolution No. ____ is a full, true, and correct copy, and was duly adopted at a regular meeting of the City Council of the City of Palm Springs on _______________________, by the following vote:

AYES:

NOES:

ABSENT:

ABSTAIN:

IN WITNESS WHEREOF, I have hereunto set my hand and affixed the official seal of the City of Palm Springs, California, this ______ day of ______________, _________.

BRENDA PREE, MMC

CITY CLERK
Item 2B - Page 14

ATTACHMENT C
Item 2B - Page 15

HISTORICAL RESOURCE EVALUATION REPORT
OF
457 NORTH PALM CANYON DRIVE,

PALM SPRINGS, RIVERSIDE COUNTY
CALIFORNIA 92262
APN: 513-082-007
Prepared for:

Rest Area LLC
709 Randolph Avenue
Costa Mesa, CA 92626
Prepared by:

Pamela Daly, M.S., Principal Architectural Historian
Daly & Associates
951 East Beacon Drive, Eugene, OR 97404
(951) 369-1366
August 2025
Item 2B - Page 16

EXECUTIVE SUMMARY
Proposed Undertaking: The subject building at 457 North Palm Canyon Drive is situated within a 6,534 square-foot parcel identified as Riverside County Assessor Parcel Number (APN) 513-082-007. The multifamily commercial building on the property is currently occupied, and the parcel is currently owned by Rest Area LLC, Costa Mesa, CA. The current property owners have requested that the built-environment resource be evaluated for historic significance in anticipation of undertaking future repairs and rehabilitation to the building.

Purpose and Scope of the Survey: Daly & Associates was retained to conduct a survey of the building situated at 457 N. Palm Canyon Dr., and provide a historic evaluation for said building. The resulting report develops the historic context and statement of significance for the building located in the City of Palm Springs, California. Repairs and alterations of the building fall under the regulatory authority of the California Environmental Quality Act (CEQA) and City of Palm Springs.

Summary of Investigation: An intensive-level survey was made of the building at 457 N. Palm Canyon Dr. by Architectural Historian Pamela Daly, M.S., on May 20, 2025. The fieldwork consisted of performing a physical inspection of the interior and exterior of the building to determine if there is evidence of the subject property having the potential to be listed in the California Register of Historical Resources and as designated building in Palm Springs, CA.

Summary of Findings: Our investigation revealed that the property at 457 N. Palm Canyon Dr. meets the criteria to be listed in the California Register of Historical Resources under Criterion A and C, and as a designated historic resource in the City of Palm Springs.

The property met the criteria to be a designated historic resource in the City of Palm Springs as a Pre- or Post-WWII commercial and multi-family residential building, and for being a rare and unique example of Regency Revival architecture applied to a commercial building. The subject building was designed in 1946 by the firm of master architect Albert R. Walker, and partners Gus W. Kalionzes and James A.

Zerbe. The building at 457 N. Palm Canyon Dr. has met the criteria to be determined a significant historic property for listing in the California Register of Historical Resources (CRHR) for its association with the history of development in the commercial/retail district of Palm Springs, and for it being a rare and unique example of Regency Revival architecture applied to a building with a retail arcade and penthouse apartment units, and for being an important example of Albert R. Walker’s body-of-work.

As the property at 457 N. Palm Canyon Dr. has been found to be eligible for being considered a designated historic resource in the City of Palm Springs, and for listing in the California Register of Historical Resources, any future projects that will have the potential to alter the physical appearance of the exterior elevations of both the first floor arcade and second level, will be required to make any alterations in accordance with the Secretary of the Interior’s Standards for the Treatment of Historic Properties.

Disposition of Data: Copies of this report will be filed with the South Coastal Information Center at San Diego State University, San Diego. Original documentation will remain on file at Daly & Associates, Eugene, Oregon.

Item 2B - Page 17

TABLE OF CONTENTS
Executive Summary............................................................................................................................. i

1.0 INTRODUCTION ..................................................................................................................... 1

1.1 Report Organization......................................................................................................................... 5

1.2 Previous Historic Property Investigations........................................................................................ 5

1.2. a South Central Information Center............................................................................................. 6

1.2. b City of Palm Springs, Planning Department: Historic Resources Surveys................................. 6

1.3 Data Collection................................................................................................................................. 6

2.0 METHODS.............................................................................................................................. 7

2.1 CRHR Criteria for Historical Resource Evaluation............................................................................ 7

2.1. a California Register of Historical Resources................................................................................ 7

2.1.b. California Office of Historical Preservation Survey Methodology............................................. 8

2.2 City of Palm Springs Historic Preservation Ordinance..................................................................... 9

2.3 Historical Research......................................................................................................................... 11

2.4 On-Site Evaluation Process............................................................................................................ 11

3.0 HISTORIC CONTEXT ..............................................................................................................11

3.1 City of Palm Springs ....................................................................................................................... 11

3.1. a Early Settlement.............................................................................................................. 11

3.1.b Palm Springs 1919-1941.................................................................................................. 12

3.1. c. Palm Springs post World War II 1945-1969.................................................................... 13

3.2 457 North Palm Canyon Drive ....................................................................................................... 15

3.2. a. Isador Rubin .................................................................................................................... 15

3.2. b. Albert Raymond Walker.................................................................................................. 19

4.0 HISTORIC STRUCTURES EVALUATION....................................................................................20

5.0 ELIGIBILITY DETERMINATION AND RECOMMENDATION........................................................29

5.1 Overview........................................................................................................................................ 29

5.3 Palm Springs Designation.............................................................................................................. 32

6.1 Mitigation Measures...................................................................................................................... 33

6.0 BIBLIOGRAPHY AND SOURCES..............................................................................................34

LIST OF APPENDICES
APPENDIX A: Preparer Qualifications
APPENDIX B: "As-built drawings" for 457 N. Palm Canyon Drive, Palm Springs, 2025 APPENDIX C: California Department of Parks and Recreation (DPR) Inventory Site Forms APPENDIX D: Original blueprints for 457 N. Palm Canyon Drive, 1946 Item 2B - Page 18

1.0 INTRODUCTION
This report provides a historic evaluation, and develops the historic context, of a built-environment resource located at 457 N. Palm Canyon Dr., in the City of Palm Springs (City), Riverside County, California. The subject building is situated within a 6,534 square-foot parcel identified as Riverside County Assessor Parcel Number (APN) 513-082-007. The building is currently occupied, and is owned by Rest Area LLC, Costa Mesa, CA. Future projects at the property may call for repairs and rehabilitation work to the multi-family commercial property located at 457 N. Palm Canyon Dr.

The property is situated ½ of a mile south from the intersection of North Palm Drive and West Alejo Road, on the west side of the street. Figures 1 and 2 present the location of the property in Section 10 of Township 4 South, Range 4 East, on the “Palm Springs” 1996 USGS 7.5-minute topographic map (San Bernardino Base and Meridian). A current aerial view of the property legal parcel is presented in Figure

3. The study of 457 N. Palm Canyon Dr. was conducted in order to identify any potentially significant builtenvironment resources over 50 years of age that may be physically affected by a future project. The evaluation of the built-environment resource at 457 N. Palm Canyon Dr. was conducted by Pamela Daly, M.S., a qualified Principal Architectural Historian. Contained within this report is the baseline data used to determine if the building at 457 N. Palm Canyon Dr. has the potential to be designated as a historic resource in the City of Palm Springs, and/or for inclusion in the California Register of Historical Resources (CRHR). The future project falls under the regulatory authority of the California Environmental Quality Act (CEQA), and City of Palm Springs Historic Preservation Ordinance codified in section 8.05 of the Municipal Code.

Item 2B - Page 19
SCALE
1:100000
0 10000
Feet
Figure 1: Project Vicinity
457 N. Palm Canyon Drive
Palm Springs, CA
Item 2B - Page 20
GN 0.25'·:E MN' 1.45'·:E
0 SCALE 1 :24000
2000
Feet
woo
Figure 2: Project Location
457 N. Palm Canyon Drive
Palm Springs, CA
Item 2B - Page 21
GN 0.25'·:E MN' 1.45'·:E
SCALE 1:1000
0 100
Feet
Figure 3: Aerial View
457 N. Palm Canyon Drive,
Palm Sprin9s, Riverside County, CA
Item 2B - Page 22

1.1 Report Organization
Chapter 1.0 of this report, Introduction, provides an overview of this project and its scope, and presents the legislative requirements that mandate the report’s preparation. Chapter 2.0, Methods, details the methods used to inventory the built-environment resource located within the proposed project area, including a discussion of the CRHR and City criteria. Chapter 3.0, Historic Context, provides a short history of the subject property and the surrounding area. Chapter 4.0 presents a physical description of the built-environment resource located within the proposed project area. Chapter 5.0 presents the recommendations for CRHR and/or City historical eligibility, and Chapter 6.0, Bibliography and References, presents the cited works and other materials used in the preparation of this report.

Appendix A presents the qualifications of the person performing the evaluation of the subject property, and Appendix B contains the California Department of Parks and Recreation series 523 (DPR 523) property inventory forms for the property at 457 N. Palm Canyon Dr.

1.2 Previous Historic Property Investigations
In 2014, the City of Palm Springs commissioned a citywide historic context statement and historic resources survey of built resources as part of the ongoing historic preservation planning efforts in the city. In 2014, the City of Palm Springs became a Certified Local Government; maintaining and updating historic resources surveys of the built environment undertaken by qualified historic preservation professionals is a requirement of that program. The 2014 project included the development of a comprehensive citywide historic context statement and survey update of buildings constructed through 1969. The project was conducted between July 2014 and June 2016. The survey component of the project reviewed the properties that collectively comprised the City Historic Resources Database, and identified additional properties and neighborhoods that may be eligible as historic resources for inclusion on the City’s inventory. 1

The result of the survey resulted in an updated citywide inventory of properties and neighborhoods with potential historic significance that will satisfy the requirements of the Certified Local Government program; provide baseline information for planning purposes and environmental review in the City of Palm Springs; and assist property owners and the Historic Site Preservation Board in the identification of properties for local designation.

The property at 457 N. Palm Canyon Dr. was surveyed as part of the 2014 Citywide Survey project and determined eligible for listing in the Citywide Historic Resource Inventory as an individual property “eligible for local listing or designation through survey evaluation” and assigned California Historical Resource Status Code 5S3.

The current owner of the property at 457 N. Palm Canyon Dr. communicated to the City of Palm Springs that they may wish to enter into a contract for abatement of property taxes under the Mills Act. City staff advised the property owner that an intensive-level survey and history of the property would need to be performed, and the report (Historic Resource Evaluation Report) should to be submitted to the City as part of the Mills Act application process.
1 “City of Palm Springs Citywide Historic Context Statement and Survey Findings, December 2018”, prepared by Historic Resources Group (Pasadena, CA) for the City of Palm Springs:
https://www.palmspringsca.gov/government/departments/planning/historic-resources/citywide-historic-survey

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1.2. a South Central Information Center
The South Central Information Center (SCIC) is a branch of the California Historic Resources Information System (CHRIS), established by the Office of Historic Preservation (OHP), and maintains information concerning cultural resources and associated studies recorded in the county in that Information Center’s jurisdiction. 2 The Built Environment Resource Directory (BERD) at SCIC does not have in their database documents submitted to the SCIC for the property at 457 N. Palm Canyon Dr. as of May 22, 2025.

1.2. b City of Palm Springs, Planning Department: Historic Resources Surveys The City initiated its first comprehensive historic resources survey in 1976 as a result of the community's desire to identify and document its rich architectural heritage. During that effort, primarily Native American sites were identified. Citywide surveys undertaken in 1983 and 1987 resulted in the creation of a base list of potential architectural and historical resources throughout the city. These surveys were updated in 2001 and 2004. As a result of these previous surveys and a variety of other efforts, the City has a list of approximately 700 properties included in the City Historic Resources Database. Previous surveys are housed in the City Planning Department.

The 2014-2016 survey project reviewed all properties on the City Historic Resources Database list for potential significance, and identified additional properties and neighborhoods that may be eligible as historic resources. The result of the 2014-2016 survey is an updated citywide inventory of properties and neighborhoods with potential historic significance for use as a planning tool by the City.

1.3 Data Collection
A request was made for the building permit records from the Office of City Clerk, City of Palm Springs, for the property at 457 N. Palm Canyon Dr. on May 15, 2025. This request resulted in the receipt of records dating only as far back as 1997. An additional request was made August 5, 2025 resulting in the receipt of Building Department records dating to the original building permit request of March 14, 1946.

Additional resources include:
• Ancestry.com: U.S. Census records, U.S. Immigration records, U.S. Military records, U.S.

Birth/Death/Marriage records, “Find-A-Grave” records, City of Riverside City Directories, City of Riverside historic newspapers.
• Genealogy Bank.com: U.S. historic newspapers.
• Los Angeles Public Library: The Los Angeles Times archives. • California Historic Newspaper Collection: Desert Sun archives. • Newspapers published in California from 1848.

Historic maps accessed for this study include:
• 1940 USGS Palm Springs, CA 1:62,500
• 1944 USGS Palm Springs, CA 1:62,500
• 1957 USGS Palm Springs, CA 1:24,000
• 1975 USGS Palm Springs, CA 1:24,000
• 1996 USGS Palm Springs, CA 1:24,000
2 Prior to June 2024, the Eastern Information Center (EIC) located at the University of California Riverside was the document repository for cultural resources and property inventory site forms in the City and Riverside County.

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2.0 METHODS
The current survey of the built-environment resources at 457 N. Palm Canyon Dr. included conducting archival research, internet research, and a pedestrian-level inspection of the property. These data were used to prepare the descriptions of the built-environment resource, and prepare a contextual statement and site-specific history for the property. This will provide sufficient baseline data to formulate conclusions about whether the built-environment resource would, or would not meet the criteria for inclusion in the CRHR, or designated as a significant historical resource in the City.

2.1 CRHR Criteria for Historical Resource Evaluation
The Office of Historic Preservation, as an office of the California Department of Parks and Recreation, implements the policies of the duties as set forth in the Public Resources Code (PRC) and maintains the CHRIS. The State Historic Preservation Officer (SHPO) is an appointed official who implements historic preservation programs within the state’s jurisdictions.

2.1. a California Register of Historical Resources
Created by Assembly Bill 2881, which was signed into law on September 27, 1992, the CRHR is “an authoritative listing and guide to be used by state and local agencies, private groups, and citizens in identifying the existing historical resources of the state and to indicate which resources deserve to be protected, to the extent prudent and feasible, from substantial adverse change.”3 The criteria for eligibility for the CRHR are based upon the criteria for listing a property in the NRHP.4 Certain resources are determined by the statute to be automatically included in the CRHR, including California properties formally determined eligible for, or listed in, the NRHP.5 The CRHP consists of resources that are listed automatically and those that must be nominated through an application and public hearing process. The CRHP automatically includes the following:
• California properties listed in the NRHP and those formally determined eligible for the NRHP; • California Registered Historical Landmarks from No. 770 onward; • Those California Points of Historical Interest that have been evaluated by the OHP and have been recommended to the State Historical Resources Commission for inclusion in the CRHR.6 Other resources which may be nominated to the CRHR include:
• Individual historical resources;
• Historical resources contributing to historic districts; • Historical resources identified as significant in historical resources surveys with significance ratings of Category 1 through 5;
• Historical resources designated or listed as local landmarks, or designated under any local ordinance, such as a historic preservation overlay zone.7 3 California Public Resources Code § 5024.1(a).
4 California Public Resources Code § 5024.1(b).
5 California Public Resources Code § 5024.1(d).
6 California Public Resources Code § 5024.1(d).
7 California Public Resources Code § 5024.1(e).

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To be eligible for listing in the CRHR, a historic resource must be significant at the local, state, or national level under one or more of the following four criteria:

1. Is associated with events that have made a significant contribution to the broad patterns of California’s history and cultural heritage;

2. Is associated with the lives of persons important in our past;

3. Embodies the distinctive characteristics of a type, period, region, or method of construction, or represents the work of an important creative individual, or possesses high artistic values; or

4. Has yielded, or may be likely to yield, information important in prehistory or history.

Additionally, a historic resource eligible for listing in the CRHR must meet one or more of the criteria of significance described above and retain enough of its historic character or appearance to be recognizable as a historical resource and to convey the reasons for its significance. Historical resources that have been rehabilitated or restored may be evaluated for listing.8 Integrity under the CRHR is evaluated with regard to the retention of location, design, setting, materials, workmanship, feeling, and association. The resource must also be judged with reference to the particular criteria under which it is proposed for eligibility.9 The seven factors that define integrity are location, design, setting, materials, workmanship, feeling, and association. The following is excerpted from National Register of Historic Places (NRHP) Bulletin #15, How to Apply the National Register Criteria for Evaluation, which provides guidance on the interpretation and application of these factors.
• Location is the place where the historic property was constructed or the place where the historic event occurred.
• Design is the combination of elements that create the form, plan, space, structure, and style of the property.
• Setting is the physical environment of a historic property. • Materials are the physical elements that were combined or deposited during a particular period of time and in a particular pattern or configuration to form a historic property. • Workmanship is the physical evidence of the crafts of a particular culture or people during any given period in history or prehistory.
• Feeling is property’s expression of the aesthetic or historic sense of a particular period of time. • Association is the direct link between an important historic event or person and a historic property.

In assessing a property’s integrity, the NRHP criteria recognize that properties change over time; therefore, it is not necessary for a property to retain all its historic physical features or characteristics.

The property must, however, retain the essential physical features that enable it to convey its historic identity.

2.1.b. California Office of Historical Preservation Survey Methodology The evaluation instructions and classification system prescribed by the California OHP in its Instructions for Recording Historical Resources provide a three-digit evaluation rating code for use in classifying 8 California Code of Regulations, California Register of Historical Resources (Title 14, Chapter11.5), Section 4852(c). 9 Ibid.

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potential historic resources. The first digit indicates one of the following general evaluation categories for use in conducting cultural resources surveys:

1. Listed in the NRHP or the CRHR;

2. Determined eligible for listing in the NRHP or the CRHR;

3. Appears eligible for listing in the NRHP or the CRHR through survey evaluation;

4. Appears eligible for listing in the NRHP or the CRHR through other evaluation;

5. Recognized as Historically Significant by Local Government;

6. Not eligible for any Listing or Designation; or

7. Not evaluated for the NRHP or CRHR, or needs re-evaluation.

The second digit of the evaluation status code is a letter code indicating whether the resource is separately eligible (S), eligible as part of a district (D), or both (B). The third digit is a number that is used to further specify significance and refine the relationship of the property to the NRHP and/or CRHR.

Under this evaluation system, categories 1 through 4 pertain to various levels of NRHP eligibility. The CRHR, however, may include surveyed resources with evaluation rating codes through level 5. In addition, properties found ineligible for listing in the NRHP, CRHR, or for designation under a local ordinance are given an evaluation status code of 6.

2.2 City of Palm Springs Historic Preservation Ordinance The seven-member Palm Springs Historic Site Preservation Board (HSPB), established by the Palm Springs City Council in May 1981, identifies, nominates, and recommends potential historic sites and districts to the City Council while fostering public awareness and appreciation of the City’s rich cultural and architectural heritage. The purpose and authority of the HSPB as outlined in section 8.05 of the Municipal Code is to stabilize and improve buildings, structures, or areas which are considered to be of historical, architectural, archaeological or ecological value, to foster civic beauty, to strengthen the local economy, and to promote the use of specific buildings for the education and welfare of the citizens of Palm Springs.

In 2014, the City of Palm Springs became a Certified Local Government (CLG). The CLG program is a preservation partnership between local, state, and national governments focused on promoting historic preservation at the grass roots level. The program is jointly administered by the National Park Service (NPS) and the State Historic Preservation Offices (SHPOs) in each state, with each local community working through a certification process to become recognized as a CLG. CLGs then become active partners in the Federal Historic Preservation Program and the opportunities it provides.

The City’s Historic Preservation Ordinance is codified in section 8.05 of the Municipal Code. The Historic Preservation Ordinance defines the criteria for designating historic resources in the City:
(a) Historic Site. An historic site is any real property such as: a building; a structure, including but not limited to archways, tiled areas and similar architectural elements; an archaeological excavation or object that is unique or significant because of its location, design, setting, materials, workmanship or aesthetic effect and:
(1) That is associated with events that have made a meaningful contribution to the nation, state or community; or
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(2) That is associated with lives of persons who made meaningful contribution to national, state or local history; or
(3) That reflects or exemplifies a particular period of the national, state or local history; or
(4) That embodies the distinctive characteristics of a type, period or method of construction; or
(5) That presents the work of a master builder, designer, artist, or architect whose individual genius influenced his age; or that possesses high artistic value; or (6) That represents a significant and distinguishable entity whose components may lack individual distinction; or
(7) That has yielded or may be likely to yield· information important to national, state or local history or prehistory.
(b) Historic District. Any area of the city of Palm Springs containing a number of structures, natural features or sites having historic, architectural, archaeological, cultural or aesthetic significance and designated as an historic district under the provisions of this chapter. (Ord. 1320 § I, 1988; Ord. 1140 §I (part), 1981).

Designations are made by the City Council by categorizing nominated sites and districts into one of the following classifications and such other categories as may be designated by resolution:

Class I. Structure/site qualified for city designation; may be qualified at the federal, state and/or county level. Archival file will be maintained. Structure/site may not be modified nor objects removed without the approval of the city council; usage may be limited by the city council to the extent that it may impair the integrity of the site. Site will be plaqued. (Intended for use when the structure or site still exists as it did during the historical period or is restorable).

Class 2. Site qualified for city designation; may be qualified at the federal, state and/or county level. Archival file will be maintained. Site is eligible for plaquing. (Intended for use when the site is not occupied by a modern structure or use which is different than that of the historical period or if structure is unusable, nonconforming, unrestorable or the like).

Class 3. Structure/site was constructed before 1969, or a year to be determined by the city council, or construction date cannot be confirmed. Eligible for a six-month stay of demolition.

Action of the HSPB may include recommendation to reclassify. All structures built prior to the subject date would be automatically so classified.

Historic District. Qualified for city designation; may be qualified at the federal, state and/or county level. Archival file will be maintained and shall contain a map delineating contributing and noncontributing structures or sites. Contributing structures/sites shall be subject to Class I regulations until such time that they may be reclassified. Noncontributing structures/sites shall be subject to review by the HSPB before demolition or construction. A specific plan, containing special regulations pertaining to the subject area, may be adopted for each district. (Ord. 1320 § 5, 1988: Ord. 1140 § I (part), 1981).

In order to complete the designation process, the City Council must make a finding according to

8.05.160 of the Municipal Code:

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If the city council shall find that the purposes of this chapter are furthered by designation of property as an historic site or district, such findings shall be stated in a resolution designating such property within such historic site or district. From and after the adoption of such resolution, all property within such historic site or district shall be subject to the rules and regulations governing the demolition, preservation, rehabilitation or alteration of historic sites. (Ord 1140 § 1, 1981).

2.3 Historical Research
The evaluation of the property at 457 N. Palm Canyon Dr. involved a review of the history of Palm Springs, and specific neighborhoods and cultural aspects of the City of Palm Springs. In addition to the collection of City of Palm Springs documents noted above in Section 1.3, research was performed using the online resources of Ancestry.com, Los Angeles Times archives, GeneologyBank.com, the California Digital Newspaper Collection, Desert Sun archives, and historic aerial photographs.

2.4 On-Site Evaluation Process
An intensive-level field survey of the building at 457 N. Palm Canyon Dr. was conducted on May 22, 2025 by Architectural Historian Pamela Daly, M.S. The fieldwork consisted of inspecting the building within the legal parcel and its overall interrelationship with the surrounding landscape.

The evaluation by Daly & Associates examined the built-environment resource in the context of its surrounding landscape, noting the condition of the existing structure, construction materials, historic design, and any noteworthy physical elements of the resource. The field survey also included obtaining color digital photos of the structure, elevations, and landscape. The current property owners were able to supply the selection of the original drawings/plans for the building that had been left by previous owners. This information was used to create baseline data to determine the potential eligibility of the subject property as a historic resource.

3.0 HISTORIC CONTEXT

3.1 City of Palm Springs10

3.1. a Early Settlement
The Coachella Valley’s first permanent Anglo settler was John Guthrie McCallum, a San Francisco attorney and former State Legislator who arrived in the Cahuilla village of Agua Caliente with his wife Emily and their five children in the spring of 1884. A typhoid epidemic five years earlier had left the McCallum's eldest son, Johnny, with tuberculosis; the family doctor had advised that the boy’s only hope for recovery was to relocate to a warm, dry climate. The family moved to Los Angeles and McCallum secured an appointment as Indian agent in San Bernardino. It was from the nearby town of Banning that a local Indian guide named Will Pablo led McCallum through the San Gorgonio pass to Agua Caliente.
10 Excerpt from the “City of Palm Springs Citywide Historic Context Statement and Survey Findings, December 2018.”

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McCallum purchased an initial 64 acres of railroad land (of his eventual vast land holding in the area) and employed local Indians to build a small adobe house at what is now the southwest corner of Palm Canyon Drive and East Tahquitz Canyon Way (now located at 221 S. Palm Canyon Drive). When the adobe was complete McCallum fetched his family, with the youngest, four-year-old daughter Pearl, perched on the back of his saddle.

The Tahquitz Ditch had long been a feature of village life by the time John Guthrie McCallum arrived in 1884. He expanded the Tahquitz Ditch, increasing its flow by tapping into one of the canyon’s springs.

McCallum began using water from the ditch to irrigate his ranch, and, as new settlers came, they availed themselves of the water provided by the Tahquitz Ditch. This became increasingly problematic for the Agua Caliente Band of Cahuilla Indians as settlers continued to arrive in Palm Springs.

Although McCallum had significantly increased the output of the Tahquitz Ditch, its resources were far from enough to accommodate the influx of new settlement he hoped to generate. In 1887, after forming the Palm Valley Water Company, McCallum embarked on the creation of an extensive new canal that would carry water from the Whitewater River for over eight miles across the rugged desert until it reached the McCallum ranch. Completed in the fall of 1887, the stone-lined Whitewater Ditch had the capacity to carry an ample supply of water into Palm Springs.

In 1886 McCallum persuaded Scottish-born Dr. Welwood Murray to move from Banning and establish a health resort in area of Palm Springs. Murray purchased a five-acre parcel on the north side of what is now Tahquitz Canyon Way, between Palm Canyon Drive and Indian Canyon Drive, and opened the village’s first hostelry, the Palm Springs Hotel (demolished). Murray built a one-story, wood-framed building with a wraparound veranda and accommodations for 20 guests, and planted the land with oranges, ornamental shrubs, and trees.

Some of the visitors stayed in the area and Murray’s hotel, and settled the little village that began to develop around the McCallum adobe and the Palm Springs Hotel, at what is now the intersection of South Palm Canyon Drive and East Tahquitz Canyon Way. In 1887, 320 acres were platted to create the township of Palm Springs. With the establishment of the Southern Pacific Railroad line running from San Bernardino, east to Indio, south to Yuma, Arizona, and eventually to Texas, 137 lots of the new Palm Springs township were sold in November of 1887.

Episodes of severe drought, and violent floods, combined with land ownership disputes between the U.S. Government and the local indigenous tribes, led recent residents to the near abandonment of the newly created town of Palm Springs. It wouldn’t be until the nineteen-‘teens that outsiders were willing to invest in the dream of building a seasonal and healthy retreat for visitors from all across California and the United States.

3.1.b Palm Springs 1919-194111
Automobile tourism played an early and important part in the success and growth of Palm Springs as a resort destination. In 1914, highway bonds were passed in Riverside County for extensive road improvements and construction of new routes. As part of these efforts, the highway connecting Los Angeles and Palm Springs was completed in October 1916 allowing travelers to drive all the way from Los Angeles to Palm Springs in less than 4 hours, all on paved roads. 11 Ibid: Palm Springs Historic Context: Palm Springs between the Wars (1919-1941).

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The first residential subdivisions were recorded in the early 1920s on tracts largely concentrated on land immediately surrounding the existing village and the resorts. In the 1920s, business tycoons, industrialists, and other wealthy businessmen, along with the Hollywood elite, discovered the desert and began to transform Palm Springs into an international resort. While the movie stars primarily stayed at the resort hotels when visiting Palm Springs, other wealthy residents and seasonal visitors started building architect-designed estates and drawing increased attention to the growing resort town.

Wealthy capitalists who came to Palm Springs in the 1920s include King Camp Gillette; Carrie Humphrey Birge, widow of George K. Birge, the wallpaper & Pierce-Arrow magnate; businessman and philanthropist William Mead; Frederick W. Stevens of the American Locomotive Company; Chicago capitalist John Burnham; steel magnate Louis R. Davidson; and cereal king S.K. Kellogg, who began wintering in Palm Springs as early as 1926.

The 1930s saw Palm Springs blossom, as more and more celebrities made it their winter weekend getaway, and more development sprang up to house and entertain them. By the start of World War II, Palm Springs had so long been thought of as a movie star's playground that some of the neighborhoods were described as "Beverly Hills in the desert." One section was so filled with film notables, the neighborhood was ultimately dubbed the "Movie Colony."

In the 1930s important figures in finance and business continued to flock to the desert in the winter, helping to cement the village's reputation as one of the nation's top winter resort destinations.

Internationally famous names such as Walter P. Chrysler; Alfred Vanderbilt; Herbert F. "Hib" Johnson of the S.C. Johnson Co.; John Jakob Raskob, head of finance for both General Motors and Dupont Chemical Company, and builder of the Empire State Building; auto magnate Walter Marmon; Arthur K. Bourne of Singer Sewing Machine fortune; Franklyn Hutton, James S. Kemper and his brother Hathaway of the Kemper Insurance Group; Russell Vought of Vought Aircraft; and Lawrence Mario Giannini, son of A.P.

Giannini who made the Bank of America into one of the world's largest financial institutions.

3.1. c. Palm Springs post World War II 1945-196912
As prosperity returned with the war, and as the peacetime return of soldiers brought a demand for new development, a young generation of architects exposed to Modernism in their training or travels before and during the war wanted to put those ideas into practice. This was also a period of exuberance and optimism that was directly reflected in the architecture.

Prior to World War II, Palm Springs had been a tourist and vacation home destination for the wealthy.

Postwar prosperity brought a new group of tourists and second home-owners to the city: the uppermiddle and middle classes. This gradual democratization of Palm Springs would irrevocably change the city during the 1950s and 1960s, first with expansive single-family residential development and ultimately through the creation of innovative forms of multi-family residential development and ownership options. The creation of new tracts and subdivisions also resulted in a less concentrated, more scattered development pattern.

Residential designs in the 1940s established the pattern of a wide range of interpretations of Modern architecture. The decade brought Palm Springs the building which was, and remains, the most famous in terms of international recognition: Richard Neutra's Kaufmann House. Following architects like Albert 12 Ibid: Palm Springs Historic Context: Post-World War II Palm Springs (1945-1969).

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Frey and John Porter Clark, who began working in Palm Springs before the war, more architects who would become central figures in the Palm Springs School settled there in the 1940s. William Cody, a graduate of the USC School of Architecture, moved to Palm Springs in 1946 for health reasons. After serving in the war, E. Stewart Williams joined his father, Harry, and his brother Roger to begin their joint practice.

Peace returned to Palm Springs just in time for the winter season of 1945-46, and so did the Hollywood movie stars and Eastern industrialists. Along with them, in ever-increasing numbers, came ordinary tourists; the growing prosperity of the postwar years and the rise of the car culture created a leisured, mobile middle class that sought, in Palm Springs, a resort lifestyle that had previously been available primarily to the very rich. This surge of visitors and seasonal residents coincided with Modernism’s rise in popularity. As a result, commercial architecture in Palm Springs from this period reflected this acceptance of Modernism and expressed a wide range of Modern interpretations as it increasingly served two purposes: the need for tourist-oriented buildings for seasonal residents and visitors, and the need for practical daily services, such as banks, shops, and gas stations, for the growing population of permanent residents.

Commercial development during this period consisted of both infill development in the original commercial core, and the continued northward and southward expansion of the commercial district along Palm Canyon and Indian Canyon Drives. A number of motels and other commercial services were constructed to the south of the original downtown, with a cluster of postwar commercial development along S. Palm Canyon Drive.

Several significant retail buildings were constructed in the years immediately after the war. The city's wealthy leisure class had always attracted exclusive shops. In 1947 Bullock's, one of Los Angeles' fashionable department stores, moved out of its boutique at the Desert Inn and into a new building by Los Angeles architects Walter Wurdeman and Welton Becket, with landscape design by Ruth Shellhorn (demolished). It reflected the Late Moderne style the pair used the same year at Bullock's Pasadena to attract a stylish, suburban clientele. In the late 1950s Becket designed the Saks Fifth Avenue branch at 490 S. Palm Canyon Drive (altered) with highly textured walls of stone and molded concrete block.

Two other notable Los Angeles architects, Paul R. Williams and A. Quincy Jones, were hired by Pearl McCallum McManus to update her Tennis Club and design a new restaurant for the facility. Williams and Jones also collaborated on The Center (1948, 146 N. Palm Canyon Drive; listed in the National Register), also known as the Town & Country center, a two-story, Late Moderne-style collection of shops, offices, and a fashionable restaurant in the center of the block off the main retail area on Palm Canyon Dr. The complex fronts onto both Palm Canyon and Indian Canyon Drives, and was configured around a central landscaped courtyard, accessed from the streets by pedestrian passages. It is a rare example of a modern adaptation of the courtyard type more typically associated with Spanish and Mediterranean Revival styles.

Examples of commercial buildings from this period may include hotels, motels, retail stores, banks, restaurants, commercial storefront buildings, and automobile-related resources including auto dealerships and drive-ins. There was a great deal of commercial development in Palm Springs in the immediate postwar period, and continuing into the 1960s.

Commercial properties in Palm Springs associated with this period and listed as historical resources in the City of Palm Springs include the Hotel Del Marcos (1946-47, HSPB-78), the Town and Desert Item 2B - Page 32
Apartments (1947; now the Hideaway; HSPB-90), the Town & Country Center (1948; HSPB-51), the Oasis Commercial Building (1953, HSPB-55), and the Esso station (1963-65, HSPB-33 and HSPB-37; now the Visitors Center).

3.2 457 North Palm Canyon Drive

3.2. a. Isador Rubin
Isador Rubin (née Rubinstein) was born in Suwolki, Poland in July 15, 1885. He immigrated to the United States in 1902 by way of Ellis Island in New York, and made his way to Oklahoma City, Oklahoma, where he became a naturalized citizen in 1911.13 The U.S. Census data for 1910 points to Rubin starting his profession as a garment merchant in Oklahoma City, but it appears he would connect with extended members of the fraternal branch of his family – around that same time – who were located in San Diego, California. Isador Rubin married Anna Kellner of Oklahoma City in 1915, settled at 825 West 21st Street in that city. They would have two children; a boy born in 1916 and a girl born in 1926. 14 In San Diego, California, in 1898, Meyer (wife Ethel) Rubin had established Rubin’s Furniture Store in San Diego.15 Rubin’s were located at 552 5th Street in San Diego in 1905. In 1909, Rubin’s moved to 1611- 1619 D Street, and in 1913 Rubin’s was located at 1704 H Street. Meyer’s brother Isaac (wife Miriam) joined the firm in 1912, and together the brothers would expand Rubin’s furniture store with the establishment of a men’s and women’s clothing department. It was in May of 1913 that I. (Isaac) Rubin placed an advertisement in the San Diego Sun stating they would be selling “Ladies and Gents Suits.”16 The clothing store of I. (Isaac) Rubin – called I. Rubin’s after its founder - moved to 839 Broadway in San Diego in 1917, and the final move to a location just one block to the east of the future John D. Spreckels building at 625 Broadway, was completed in 1924.
17 With this move, I. Rubin’s was situated in the best
part of the commercial district of San Diego.

From U.S. Census records, it appears Isador Rubin’s wife and children remained living in Oklahoma City, while Rubin conducted business on the West Coast.18
By the early 1930s, Isador Rubin was able to establish his own fur “salon” in Los Angeles, and he used the name of “I. Rubin” for his business name (hopefully with the blessing of Isaac Rubin.) In those days, many of the better hotels that were visited by well-to-do guests would have small retail shops on the property to allow guests to buy items of clothing, or other sundries, that they may not have packed for a visit to Southern California. The luxury hotels such as the Beverly Wilshire, El Mirador, Hotel Bel Air, and Beverly Hills Hotel were visited by guest relatively untouched by the economic downturn of the Great Depression.
13 Ancestry.com. “Isador Rubin.” 14 Ancestry.com. “Isador Rubin.” 15 San Diego Sun. “Rubin’s” advertisement, May 3, 1913. 16 National City Star-News. “I. Rubin came for vacation”, December 9, 1938. 17 John D. Spreckels (1853-1926) was heir to the Spreckels sugar fortune. He invested substantial money and effort into improving the little shipping port town of San Diego in the late 19th and early 20th centuries with the construction of transportation facilities, supporting the 1915 Pan American Exposition, and other cultural ventures in the city.
18 Los Angeles Directory Co. “San Diego City Directory 1918”.

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Also, aside from attracting hotels guest to purchase furs, women of all economic strata in the 1930s and 1940s were including an item of fur clothing to adorn their best outfits. These items ranged from just a simple fur pelt that could be attached to a coat collar, to a full length “opera coat” of ermine or mink expected to be seen at a movie premier. Two of the hotels that Rubin most likely had “in-house” fur salons were at the Beverly Wilshire Hotel and the Ambassador Hotel.

Figure 4: Advertisement for I. Rubin, clothing merchant. San Diego Union Tribune, 1923.

Figure 5: Fashion show models wearing fur stoles, jackets, and coats, Beverly Hills 1932. - ANYCoat, Suit or
Dress
S...Cr l,7 WnM1 or • ..,,,,, Pa.,.fflfl

NO CHARGE FOR

AL TERA TIONS
I. RUBIN
737 B.oadway
" Hom• of betrCul
CrtdlL"
Headqiarun far tou -
~to ½
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In 1939, Rubin is able to establish his own fur salon shop at 9482 Wilshire Boulevard in Beverly Hills, just a half block to the east of the magnificent Beverly Wilshire Hotel, which had been constructed in 1928.19 In 1941, when Rubin’s son was to be married, the announcement in the Los Angeles Times noted that his father was “I. Rubin of Beverly Hills.”20 When Rubin’s daughter – attending Stanford University - was to be married in 1946, the wedding announcement in the Los Angeles Times noted that her father was “I.

Rubin of the Ambassador Hotel.”21
With his success having storefront shops at the Beverly Wilshire Hotel and the Ambassador Hotel, he most probably had a shop at the 165-room El Mirador Hotel in Palm Springs when it opened in 1928.

The Desert Sun reported in late 1935 that Rubin was building a house in the desert, outside of town.22 Rubin was frequently spotted by the society columnists of the Desert Sun at the Racquet Club with various important persons and movie stars.

On the personal side, Isador Rubin had continued to be recorded up to 1930, as having his main residence at the house with his family in Oklahoma City. Isador’s son Eugene M. Rubin had moved out to California to attend University of Southern California in 1935, leaving his daughter and wife still in Oklahoma. Isador’s wife passed away in 1938, and his daughter moved to California at that time. Based on information from the U.S. Census of 1940, and U.S. Department of War draft card registration for Isador Rubin, he maintained an apartment in Los Angeles in the early 1940s.23 Rubin remarried in 1944, but the marriage was over quickly with his second wife suing for divorce in 1948. He was referred to as a “Beverly Hills furrier” in the article about the divorce in the Los Angeles Times, September 10, 1948.

Figure 6: Historic postcard of North Palm Canyon Drive circa 1946.

Penthouse Apartments is the second building from the right. 19 Los Angeles Times. “I. Rubin” advertisement, September 24, 1939. 20 Los Angeles Times. Wedding announcement for Eugene Marvin Rubin, dated April 7, 1941. 21 Los Angeles Times. Wedding announcement for Gloria Beth Rubin, dated August 26, 1946. 22 Desert Sun. “No title”, December 27, 1935. 23 Ancestry.com. “Isador Rubin”.

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The Desert Sun reported that a permit had been filed in 1946 by I. Rubin for the construction of a commercial property at 457 N. Palm Canyon Dr., and proposed project was estimated to cost $60,000.24 The City of Palm Springs issued Building Permit #2212 on March 14 1946 for the construction of “The Rubin Building” at 457 N. Palm Canyon Dr.25 Finding full-time tenants to rent the office spaces in the arcade may have been difficult, resulting in the conversion of some of the offices into studio apartments in 1950.26 In 1951, an office space at 457 N. Palm Canyon Dr. is advertised in the Desert Sun as being located in the “Hotel Penthouse Arcade.”27
Art Lasky, the famous boxer from the 1930s – now turned physical therapist - rented office space in the “Hotel Penthouse” building in February 1953, and was a tenant there for several years.28 The Palm Springs Tourist Bureau occupied an office there for an extended period, and acted as Rubin’s rental agent for property.
29 Classified ads would be occasionally posted in the Desert Sun seeking to rent the office units or penthouse apartments.

Rubin is recorded in 1950 as being “retired” and is using an apartment in Los Angeles as his primary residence – not the house in Palm Springs.30 Rubin continued to be mentioned in the Desert Sun attending social or tennis events in Palm Springs. In 1956, “I. Rubin of 457 North Palm Canyon Drive” posts a legal notice that he and Monte Warshauer (Monart Motors of Wisconsin) “are conducting a Building and Investment Business” in the City of Palm Springs under the fictitious business name of M & R Investment Co.31
An article written by Bill Rashall of the Desert Sun in February 1957, would report how Monte Warshauer and I. Rubin had purchased the 20-acre Palm Vista Estates (adjacent to Las Palmas Estates) property for the purpose of developing the lots with luxury-priced homes.32 Palm Vista Estates is located just up the hill from Las Palmas Estates, with lots on West Stevens Drive and Camino Norte. The lots themselves in the Palm Vista Estates had been selling for $5,000 and $8,000, prior to M & R Investments purchasing the development. The proposed project by M & R Investments was to build just 19 homes on the 20 acres, with “each home costing between $150,000 and $200,000 each.” The M & R Investments proudly boasted that “when completed this development will run into about $3,000,000 or more.”33
In March of 1957, the Desert Sun reported on the completion of the first luxury home in Palm Vista Estates, which was given the name of “Castle in the Air.”34 The house had been designed by architect Howard Lapham and Thor Fredricksen was the general contractor for the project.35 The cantilevered house provided “breathtaking views” of Palm Springs and the valley, and was of concrete construction, 24 Desert Sun. “March Building Passes Three Million Mark as New Hotels, Stores Start”, March 22 1946. 25 City of Palm Springs Building Permit #2212 for 457 N. Palm Canyon Dr. 26 City of Palm Springs Building Permit #4544 for 457 N. Palm Canyon Dr. 27 Desert Sun. “Classifieds: Office for Rent”, September 21, 1951. 28 Desert Sun. “Art Lasky, Former Ring Figure, Opens Office Here”, February 2, 1953. 29 Desert Sun. “Business Rentals, classified”, September 21, 1951. 30 Ancestry.com. “Isador Rubin.” U.S. Census for 1950. 31 Desert Sun. “Legal Notices”, May 12, 1956. 32 Rashall, Bill. “Unedited”, Desert Sun; February 22, 1957. 33 Ibid. 34 Desert Sun. “Castle in the Air is Latest Example of Distinctive Luxury Architecture Which Has Given Palm Springs Reputation of Leadership in Homes”, March 2, 1957.
35 Desert Sun. “Palm Vista Estates are Complete in Every Detail, Ultimate in Luxury”, February 23, 1957.

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with large expanses of curtain wall glass and “modern Chinese décor.” The “spec” house was offered for sale at $195,000.36
Figure 7: Advertisement in the Desert Sun, February 16, 1957.

Shortly after the Palm Vista Estates development owned by M & R Investments was heavily publicized and promoted, another development in Palm Springs appeared with the same name. This – other - “Palm Vista Estates” development was comprised of more modest houses, designed to attract first time homebuyers and/or full-time residents. The other Palm Vista Estates is located east of State Route 111 and north of West San Rafael Drive.

The success or failure of M & R Investment development of Palm Vista Estates, adjacent to Las Palmas Estates is unknown. Isador Rubin appears to have led a quiet life until his passing in 1968.

3.2. b. Albert Raymond Walker
Albert R. Walker was born in 1881 in Sonoma, California. After the death of his father in 1900, Albert and his mother moved to San Diego, California. After high school, Walker went to work as a 36 Ibid.
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draughtsman for the San Diego architectural team of William S. Hebbard and Irving Gill. In 1906, Walker moved to Los Angeles where he first worked as a draftsman for architects John Parkinson and George Bergstrom, as a designer for Myron Hunt and Elmer Grey, and as a designer for Alfred Rosenheim.

Walker went out on his own in 1908, and designed the Fullerton First Methodist Episcopal Church, which was listed in the National Register of Historic Places in 2001.37 Walker teamed up with Architect John Terrell Vawter in 1910, and they worked together for seven years before Walker formed a partnership with architect Percy A. Eisen in 1918.38
Over the next 20 years, Eisen and Walker were the architects for a great number of the landmark buildings constructed in Los Angeles before 1940. Major projects of Eisen and Walker in Los Angeles included the Hotel Normandie, the Ambassador Hotel, the Beverly Wilshire Hotel, the Title Insurance and Trust Company Building, and the United Artists Theater. The El Cortez Hotel in San Diego was designed by Eisen and Walker, and opened its doors in 1927.

In Palm Springs, Eisen and Walker designed the 165-room El Mirador Hotel in 1928. From 1941 to 1954, Walker formed a partnership with Gus W. Kalionzes and James A. Zerbe, and in 1946 the team designed the building at 457 N. Palm Canyon Dr. for Beverly Hills furrier Isador Rubin.39 The building was designed with decorative attributes that harkens of Beverly Hills before the 1960s, and this style of building would attract shoppers in Palm Springs wanting to find that level of sophistication. Mr. Walker was 65 when he designed the Hotel Penthouse building for Rubin, and passed away in 1958.

4.0 HISTORIC STRUCTURES EVALUATION
The building at 457 N. Palm Canyon Drive is a rectangular-massed structure that sits on a rectangular lot in an east-west orientation, and is comprised of three separate components: the arcade level, and two penthouse structures. The building is constructed of steel frame, concrete and concrete masonry unit framing. The front elevation of the building faces east towards N. Palm Canyon Dr. The rear elevation faces west towards North Belardo Road and Mount San Jacinto. There are neighboring buildings set to the immediate north and south along the property lines.

There is an arcade (covered hallway) running the length of this level of the building, and the arcade is flanked on both sides by ten individual “office suites”, with five suites on each side.40 The width of the arcade measures approximately 11’ 10” and has a ceiling height of 8’11”. The five units of office suites 37 National Park Service Digital Gallery; Fullerton First Methodist Church. https://npgallery.nps.gov/AssetDetail/NRIS/01000076
38 Los Angeles Times. “Famed L.A. Architect Albert R. Walker Dies”, September 18, 1958. 39 Original drawings for 457 N. Palm Dr., 1946. Held by the property owner. 40 See Attachment B of this document for a copy of “As-Built” drawings prepared for 457 N. Palm Dr., April 18, 2025.

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on each side of arcade are approximately 18’4” wide, with a ceiling height of 11’ 1”. This first floor component has a flat roof system that spans almost the entire length of the building.

Figure 8: Architect’s sketch of the building for Isador Rubin for project at 457 North Palm Canyon Drive, 1946.

The ten office suites are of identical size on each side of the arcade, with the front units, #1 and #2 designed to have approximately twice the square footage of the other eight suites. The front entrances of units #1 and #2 present classic design elements of Regency Revival (Georgian 1700-1780) architecture. A wood paneled door is set in a wood frame that is comprised of an entablature at the top of the door way with spaced fluted blocks, and Doric columns on each side of the doorway. The pedestrian door has a single fixed light framed in the upper two-thirds of the door, and symmetrically set raised panels set below the light. The light is separated from the raised panels by a horizontal strip of wood molding that references the Doric capital of the columns. The doors of suites #3 to #10 share the same design as that of suites #1 and #2, but have more modest door frames. The front doors of suites #1 - #10 have their original brass hardware, which includes door sets, hinges, and letter slots. The doorways of suites #3 - #10 are headed by transom windows which allowed for an air exchange while the door was shut. The display windows of suites #7 and #8 may have been modified in 1950 to create an additional opening in the suites’ exterior to allow for additional air flow into the units.

The interior walls of the arcade are clad with vertical wood siding, and a wood cornice runs along the walls atop the walls of the suites. Suites #1 and #2 have framed, fixed light display windows, measuring approximately 50 inches wide by 24 inches tall, set into the paneled walls that project into the arcade for the display of small items. The large display windows of the interior suites are framed in wood and sit on bulkheads clad with the same flagstone veneer treatment as the planters on the front façade. The floor of the arcade is set with natural flagstone pavers in cement. Florescent light fixtures are set in the length of the arcade ceiling. Fluorescent light fixtures were used in commercial settings in the 1940s, but the current fixtures do not appear to be original to 1946.

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Approximately halfway along the length of the arcade there are metal objects imbedded in the flagstone flooring that suggests there had been a security gate located at this location to keep casual retail visitors from accessing the office suites and stairways to the upper level, farther along the corridor.

At approximately two-thirds along the full length of the arcade, the hallway widens by six feet on each side and an atrium is created. The atrium is created by using this area for utility rooms and staircases that are less wide than the office suites. The utility rooms include public washrooms, a janitor’s closet, and stairways to the upper level on both the north and south sides of the arcade.

Natural light is provided to the atrium from a lightwell opening in the roof situated over the area. The irregular hexagon shaped lightwell measures approximately 6 feet wide by 8 foot long. Continuing to the west along the arcade there are an additional two office suites (#7, #8, #9, #10) on each side, until one reaches the rear security gate to the arcade.

To access the upper level, a person must use either of the staircases located on the north and south side of the atrium in the arcade. The steps – on both sides of the atrium - leading to the rooftop of the arcade are clad with natural flagstone set in mortar. There is a wrought metal, painted railing with a curtail and finial at the ground level, and only the handrail – attached to the stairwell wall – continues upward.

The penthouse located towards the east contains two, two-bedroom apartments (units #A and #B), and the rear façade of this penthouse, faces east towards North Palm Canyon Drive with the balcony that spans the front facade. The structure to the west contains two, one-bedroom apartments (units #C and #D) and its rear elevation faces the alley and adjacent parking lot.

The balcony on the front elevation of the building was created by recessing the rear (bedroom) walls of penthouse units A and B under the overhanging roof eave. The structural wall of the front elevation was carried up from the arcade level to meet the roof eave, and a cutout created along the façade to give the appearance of a balcony with the open space spanning the approximate height of a balcony railing up to the eave. The balcony wall of units A and B are each set with metal framed casement window units and a set of wood-frame french doors.

Concrete brick walls, approximately 5 feet tall, run along the north and south edges of the open patio space between the end walls of the penthouses to create an enclosed patio. The penthouses are covered by medium-pitch gable roofs set on a north-south alignment and the roof eaves overhang across the front facades of the units. The entrances to units A and B are situated within a recessed area under the enclosed overhanging eave that creates a modest porch entranceway. The enclosed overhanging eave to units C and D cover the front entrances that are set flush in the front wall of each apartment. The front facades of the penthouse units are clad with horizontally set, wide novelty wood siding. The front doors of the apartments are paneled in the “cross and bible” pattern, and the hardware on the doors (except for deadbolt locks) appears to be original.

Units A and B have metal-framed, multi-light casement bay windows with canted sides to provide light to the living room spaces within. Additional metal-framed, multi-light casement windows are set flush Item 2B - Page 40
into the exterior wall for the kitchen spaces within units A and B. There is a wide, wood cornice that runs along the top of the exterior wall of units A and B. For units C and D, the units were designed to make it appear they shared one large, multi-light, metal framed casement bay window with right-angle end frames. The one bay window is actually divided by the framing between the two apartments. Set immediately in front of the long bay window of units C and D is the lightwell opening. The lightwell is surrounded on its open sides by a railing of decorative metal cast panels in the acorn leaf design. These same panels are used as decorative elements on the outside of the penthouse units, and on the walls of the balcony, of units A and B.

A Freedom of Information Act request was made to the City of Palm Springs for all permits, documents, etc. contained in the Building Department records for 457 N. Palm Canyon Dr. as part of this evaluation.

The request returned 49 records in the file for the subject property. The records consisted primarily of permits for electrical repairs, plumbing repairs, occupancy permits for the individual office spaces, and installation and repair of the HVAC units. Other than the original construction permit for the building dated in 1946 (Permit #2212), and a permit to “alter office for use as apartments” (Permit #4544, October 21, 1950), there were no permits filed for any physical alterations to the original building.

Character-defining features of the property. Include – but are not limited to:

First level (Arcade) and Penthouse level:

Wide overhanging eaves; including on the front façade display windows Vertically set wood paneling and cornice trim
Concrete masonry brick construction
Flat front façade with upper balcony created by opening rectangular space in the front elevation.

Painted, cast metal tracery used on staircases and wall cresting Bulkhead window units and their trim
Front display windows and their trim
Display windows in arcade with stainless steel and wood framing Large, fixed, single panels of plate glass used in each arcade unit and front display windows The flagstone veneer on the front planters (narrow butts and rectangular flats) • The front planters do not appear on the building’s blueprints, but the plans do call for the application of flagstone butt veneer to be applied to the wall directly under the front display window units. A historic, photo postcard from circa 1946 (Figure 6 [the date of the postcard photograph is based on the models and styles of the auto parked on N. Palm Canyon Dr.]) clearly shows that there is greenery set in the planters in front of the display windows on the front façade.

Wood doors and their surrounds
Transom openings above doors
Brass door and window hardware
Steel frame casement windows on apartments
Flagstone paving on the floor and butt-end veneer used to clad bulkheads in arcade Not original and can be replaced:
• The green granite used to surround the arcade opening on the front façade. Based on the original drawings of the building, it appears where the granite is located on the façade – used to be flat wood trim board as part of the decorative surround of the entrance way. Our guess is that the granite was used to cover up damaged portions of the CMU wall surface around the entranceway.

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• The lettering “Galleria” on the front façade. The wall surface should be appropriately repaired after the letters are removed.
• The front entrance gate. This replaced a shorter metal gate that was situated at the entranceway, and is visible in the photograph of the building in the survey of 2014-2016. • Security gates used at the ground level of the penthouse stairwells • Date of rear gate is unknown. It could be replaced.

Figure 9: Front (east) elevation of 457 N. Palm Canyon Dr. View looking west.

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Figure 10: South portion of rear elevation. View looking northeast.

Figure 11: Front elevation, looking southwest.

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Figure 12: Front elevation, looking west.

Figure 13: Entrance to storefront Unit #2.

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Figure 14: Interior view of the arcade from the front entrance. View looking west.

Figure 15: View of the lightwell in the arcade in front of Units #7 and #8. The stairwells to the penthouse level are situated to the left and right of the lightwell where the metal security gates are situated.

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Figure 16: Rear entrance security gate and entrance to the arcade hallway. View looking east.

Figure 17: The entrance façade to #B, one of the two-bedroom units. View looking southeast.

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Figure 18: The entrance to #D and #C, the two-bedroom apartments. The lightwell opening is situated between the two units in the patio floor, surrounded by the decorative railing. View looking northwest.

5.0 ELIGIBILITY DETERMINATION AND RECOMMENDATION

5.1 Overview
The main objective of this study is to provide an evaluation of significance and eligibility recommendations for the historic-era resource that has not been previously subjected to an intensivelevel evaluation for potential to be considered a historical resource in the City of Palm Springs. The baseline level of documentation provided in this report presents the information necessary to make such an evaluation for the building at 457 N. Palm Canyon Dr. Once the recommendations of eligibility are made, future management considerations for the resources can be determined.

Pursuant to California Public Resources Code §5024.1(a), it is required that state and local agencies perform an intensive-level evaluation of historic buildings, structures, objects, features, or landscapes located when that resource may be subject to changes in a future project which have not been fully evaluated for CRHR eligibility in any prior survey.

The City of Palm Spring’s Historic Preservation Ordinance is codified in section 8.05 of the Municipal Code. The Historic Preservation Ordinance defines the criteria for designating historic resources in the City.

As part of this current assessment report, the building at 457 N. Palm Dr. was evaluated under City of Palm Springs Section 8.05 of the Municipal Code designation criteria, and CRHR criteria to determine the eligibility of the building as a significant resource on a local and state level (see Section 2.0, Methods).

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Based on the applicable criteria, the building was then evaluated for its possession of historic integrity:
location, design, setting, materials, workmanship, feeling and association, within its historic context.

The assessment of the significance of a property within its historic context is based on OHP guidelines:
• Identify the historic context represented by the property. • Determine how the theme of context is significant in local, state, or national history. • Determine if the property type represents the context. • Determine how the property illustrates an important aspect of the history. • Determine if the property retains the physical features necessary to convey its significance (historic integrity).

5.2 CRHR Eligibility Recommendations
The building at 457 N. Palm Canyon Dr. was constructed in 1947 in the Regency Revival or Modern Georgian (named after King George IV of Great Britain) style of architecture that was “popular in the 1930s, although post WWII examples can be found”.
41 The subject building is unique for being an
example of property that was designed with the first level serving as an arcade-style retail shopping and office suite complex, while the second level has four apartments units in a penthouse setting. This multi-use building was designed in a rare example of Regency Revival style architecture applied to a commercial building in Palm Springs.

The twenty-year partnership of Walker and Eisen resulted in the design of a number of buildings that have been preserved as landmarks in Southern California, and are listed in the National Register of Historic Places.

While the building designs for 457 N. Palm Canyon Dr. were signed in 1946, and the building constructed in 1947, we believe that the subject property should be evaluated in consideration of two themes listed below. The building presents an architectural style that was popular for a brief period primarily during the 1930s, and that the theme for “Multi-Family Residential Development Between the Wars” clearly includes mixed-use commercial and residential properties with a nod towards the bungalow court (arcade court) style of design.

We would also like to make note of the fact that the historic themes developed for evaluating architecture in Palm Springs, leaves out the period of 1941 to 1945. While it is true that with the participation of the United States into World War II after the attack on Pearl Harbor in December 1941 had a substantial impact upon the development and construction of new buildings throughout the country, not all of the new architectural designs coming out after 1945 were immediately put into application. The various “revival” styles of architecture that were popular for residential – and some commercial – design in the United States, and dated from the 1910s, continued to be used for clients well into the 1950s.
41 Washington State Department of Archaeology and Historic Preservation. “Architectural Style Guide: Regency Revival”. Accessed June 15, 2025: https://dahp.wa.gov/historic-preservation/historic-buildings/architectural-styleguide/regency-revival Item 2B - Page 48
The property at 457 N. Palm Canyon Dr. is eligible for being determined a historical resource under the following themes as presented in the “City of Palm Springs Citywide Historic Context Statement and Survey Findings, December 2018”:

Multi-Family Residential Development Between the Wars (1919-1941[-1945]) Post-World War II Commercial Development (1945-1969)
Criterion 1: This property is an excellent example of the development of multi-function properties in urban settings in the 1940s, and specifically in the City of Palm Springs. The property at 457 N. Palm Canyon Drive was constructed to serve as a multi-family residential building that also has dedicated space for retail and office suites. Being designed just after the end of World War II, the owner and architect decided on the Regency Revival style of architecture that was able to reference both the refinement of detail, and delicacy of design to point to pre-WWII revival styles - and also present a building using strong geometric shapes and horizontal aspects post-WWII Modernism architecture. The subject building bridges the trend in Palm Springs of constructing Spanish Revival style bungalows and courtyard properties before the outset of WWII, to the arrival of the sleek and sparse Modern/International Style of architecture being designed in the City after the end of WWII.

Criterion 2: The building at 457 N. Palm Canyon Dr. has not been found to be directly associated with any persons that have made a significant contribution to the history of real estate development or the construction of housing developments in the City of Palm Springs. Isador Rubin, who developed the property, was just one of many land speculators buying land, and developing commercial and residential buildings post-WWII in Palm Springs. The property is not eligible for listing in the CRHR under Criterion

2. Criterion 3: The building at 457 N. Palm Canyon Dr. is an excellent and rare example of a Regency Revival property dating from 1947, and is the work of a master architect. The subject building was designed in 1946 by the renowned architectural team of Albert R. Walker, Gus Kalionzes, and James A. Zerbe. Albert R. Walker started his career in San Diego working with master architect Irving R. Gill, and then moved to Los Angeles to work first with John Parkinson, and then Myron H. Hunt, before setting up his own office.

The building at 457 N. Palm Canyon Dr. is in excellent condition with 95% of its original materials and workmanship, and arcade configuration, still intact. As a Regency Revival style multi-use building of retail and residential use, with the residential units built as penthouses above the retail level, it is a rare and threatened property. The property at 457 N. Palm Canyon Dr. is eligible for listing in the CRHR under Criterion 3.

Criterion 4: The subject property does not appear to have the potential to provide information about the prehistoric history of Palm Springs, Riverside County, or California. The property is not eligible for listing under Criterion 4.

By having the original drawings that document the proposed front façade of Rubin’s building in 1946, we can easily see how little the building as it appears today varies from the original concept. The property has retained the aspects of design, workmanship, materials, location, setting, feeling, and association as explained below:

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Location: The subject property, 457 N. Palm Canyon Dr., continues to be located where it was constructed.

Setting: The subject property continues to be located in the retail and commercial corridor of Palm Springs.

Design: A review of the blueprints for the subject property, and an intensive-level survey of the physical aspects of the property, supports the finding that the building has retained its original form, plan, space, structure, and architectural style from when it was constructed in 1946.

Materials: A review of the original blueprints for the subject property, and an intensive level survey performed on the property, supports the finding that the building has retained an overwhelming amount of its original physical elements that were used in 1946 to construct the building.

Workmanship: The subject property has retained physical evidence of the construction and carpentry skills of workers trained in the first half of the twentieth-century.

Feeling: The subject property has retained the aesthetics and historic sense of retail shopping emporiums located in urban areas such as Beverly Hills or Hollywood, and dating from Post-World War I to circa 1950.

Association: The subject property allows a visitor to Palm Springs today, to have the authentic experience of shopping along North Palm Canyon drive immediately after the end of World War II.

The building at will be assigned the California Historical Resource Status Code of 3CS for being eligible for listing in the CRHR as an individual property through survey evaluation.

5.3 Palm Springs Designation
The property at 457 N. Palm Canyon Dr. is eligible for being designated a Class I Structure/site in the City of Palm Springs for meeting the requirement of being a historic site and criterion 3, 4, and 5 under the following themes as presented in the “City of Palm Springs Citywide Historic Context Statement and Survey Findings, December 2018”:

Multi-Family Residential Development Between the Wars (1919-1941[-1945]) Post-World War II Commercial Development (1945-1969)
Criterion 3: The property at 457 N. Palm Canyon Dr. reflects and exemplifies the transitional period of American architecture that occurred in the 1940s punctuated by the global conflict of World War II that affected all aspects of life from circa 1939 to 1945. Once World War II ended in 1945, new construction of both residential and commercial properties could begin again in earnest since building materials, and manpower that had been directed towards the war effort, could be redirected to domestic projects.

Colonial Revival, Regency Revival, Monterey Ranch) that appealed to an owners pre-War taste and personal preference. The building at 457 N. Palm Canyon Dr., constructed in 1946, eschewed a more sleek and sparse modern design to incorporate integral architectural details that reflected the glitz and glamour of Beverly Hills and Hollywood, using ornate cast metal railing panels and cresting on the penthouse patio walls, and classical forms in the trim work and carpentry.

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Criterion 4: The property at 457 N. Palm Canyon Dr. embodies the distinctive characteristics of an unusual type of commercial/retail building with the construction of an arcaded retail space on the first floor, and penthouse residential units on the second floor. Quite a few of California’s historic business districts are home to the open, garden patio style of small shops surrounding an open space, and many of these have second story residential units above the shops. The building at 457 N. Palm Canyon Dr. may have been designed by a collaboration of I. Rubin and Albert Walker to create - on a small scale – the “feel” of the row of shops within an enclosed space such as found in the better hotels of pre-World War II. Palm Springs was known as a seasonal vacation site, and Rubin’s building may have been designed with the idea of the small shops offering ladies and/or gentlemen’s garments, sportswear, shoes and hosiery, a milliner, and a haberdashery. We could find no specific trend to the types of goods sold in Rubin’s building, and in fact, in 1950 at least two of the units were converted to use as small studio apartment units.42 In regards to the penthouse units, their existence was so private that it wasn’t until 2016 when the Riverside County Register of Voters became aware that the property was comprised of ten commercial units and four residential units (being the homes of potential voters). 43 Criterion 5: The property at 457 N. Palm Canyon Dr. was designed by Albert R. Walker, who had either individually, or in partnership with other well known architects, contributed to the built environment of Southern California evidenced by his designs for large-scale projects for churches, banks, hotels, office buildings, apartment buildings, movie theaters and hotels – including the El Mirador Hotel in Palm Springs constructed in 1927-28.44 The subject property is a well-preserved example of a Regency Revival style of multi-function building with a retail arcade on the first level, and the presence of two penthouse buildings on the roof of the arcade. This property is a contribution to his known body-ofwork as an important architect of the first-half of the twentieth-century in California.

As such the property may not be modified nor objects removed without the approval of the city council; usage may be limited by the city council to the extent that it may impair the integrity of the site. Site will be plaqued as the building still exists as it did when constructed in 1947.

6.1 Mitigation Measures
Any future project at 457 N. Palm Canyon Dr., which has the potential to alter the physical integrity of the building, must be reviewed for adherence to the National Park Service Secretary of the Interior’s Standards for the Treatment of Historic Properties. As the building has been found eligible for listing in the CRHR, the owners may use the California Historic Building Code for future repairs or rehabilitation projects.
42 City of Palm Springs Building Department, Building Permit # 4544 “alter office for use as apartments”, October 21, 1950.
43 Letter from the City of Palm Springs to the Riverside County Registrar of Voters, January 21, 2016. Letter is in the records of Palm Springs Building Department for 457 N. Palm Canyon Dr. 44 Pacific Coast Architecture Database. “Albert R. Walker”, “El Mirador Hotel”. Accessed August 6, 2025:
https://pcad.lib.washington.edu/building/11569/
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6.0 BIBLIOGRAPHY AND SOURCES
Burden, Ernest. Elements of Architectural Design. New York: John Wiley & Sons, Inc.; 2000.

Carley, Rachel. The Visual Dictionary of American Domestic Architecture. New York: Henry Holt and Company; 1994.

Ching, Francis D.K. A Visual Dictionary of Architecture. New York: Van Nostrand Reinhold; 1995.

City of Palm Springs. Building permit file for 457 N. Palm Canyon Drive, Palm Springs, CA.

McAlester, Virginia Savage. A Field Guide to American Houses. New York: Alfred A. Knopf; 2013.

Office of State Historic Preservation. California Historic Resources Inventory, Survey Workbook (excerpts). State of California: Sacramento, 1986.

Pacific Coast Architecture Database. “Albert R. Walker”, “El Mirador Hotel”. Accessed August 6, 2025:
https://pcad.lib.washington.edu/building/11569/
Parker, Patricia L. National Register Bulletin 24, “Guidelines for Local Surveys: A Basis for Preservation Planning.” Washington D.C.: U.S. Government Printing Office, 1985.

United States Department of the Interior. National Register Bulletin 15, “How to Apply the National Register Criteria for Evaluation.” Washington, DC: National Park Service, Interagency Resources Division, rev. 1991.

Item 2B - Page 52
APPENDIX A:

Preparer Qualifications
Item 2B - Page 53
Pamela Daly, M.S.H.P., Principal Architectural Historian Daly & Associates, 951 East Beacon Drive, Eugene, OR 97404 (951) 369-1366 [email protected]
Ms. Daly is a Qualified Architectural Historian with more than 27 years of experience in historic resource management and consulting in California, Vermont, New York, and Nevada. She earned a Bachelor of Science degree in Business Management from Elmira College in Elmira, New York, and a Master of Science degree in Historic Preservation at University of Vermont. Ms. Daly’s coursework in Historic Preservation included the study of American Architecture, Historic Landscapes, and Building Conservation Techniques.

Ms. Daly has expertise not only in assessing and evaluating classic residential architectural styles of the United States dating from the eighteenth to the twenty-first century, but she has a wide range of experience in the survey and evaluation of military sites and structures in both the western and eastern United States. She has performed studies on airplane hangars, military housing, helicopter hangers, ammunition bunkers, flight simulators, and Cold War radar arrays. Industrial archaeological sites include automobile and railroad bridges, irrigation canals and ditches, gravity-fed water supply systems, sewer treatments systems, gold mines, water-pumping systems, privately-owned reservoirs, electric transmission line towers, roads, historic signage, airplane hangars, steam-powered belt and pulley systems, and a historic zanja.

Studies of built-environment resources include archival research, field investigation, significance criteria and determinations, assessment of impacts/effects, management plans, and mitigation implementation.

Mitigation measures include preparation of Historic American Building Survey (HABS) documentation, Historic American Engineering Record (HAER) documentation, Historic American Landscape (HALS) documentation, interpretive signage, layout and production of brochures, websites, and video displays.

Ms. Daly has also worked with clients with historically significant buildings to restore or rehabilitate them in accordance with the Secretary of the Interior’s Standards for the Treatment of Historic Properties.

Ms. Daly has experience with federal agencies including U.S. Air Force, U.S. Navy, U.S. Army Reserve, U.S. Army Corps of Engineers, Bureau of Land Management, the U.S. Forest Service, the National Park Service, and U.S. Fish & Wildlife. She is accepted as a principal investigator for both Architectural History and History by the California State Office of Historic Preservation, and holds the qualifications to work throughout the United States. Ms. Daly belongs to the National Trust for Historic Preservation, Vernacular Architecture Forum, Society of Industrial Archaeology, and Association of Preservation Technology.

Item 2B - Page 54
APPENDIX: B
“As-Built” Drawings for 457 N. Palm Canyon Dr., Palm Springs April 18, 2025

Item 2B - Page 55
UNIT 8 UNIT 6 UNIT 4 HALLWAY UNIT 9 UNIT 7 UNIT 5 272 SQ FT 298 SQ FT 679 SQ FT 266 SQ FT 265 SQ FT 256 SQ FT HALLWAY 283 SQ FT 248 SQ FT 261 SQ FT 715 SQ FT UNIT 3 UNIT 1 UNIT 10 UNIT 2 CLICK HERE TO VIEW YOUR PLANS USING PPM'S WEB VIEWER POWERED BY COVER PAGE 457 N PALM CANYON DRIVE PALM SPRINGS, CA 92262 VICINITY MAP AS-BUILT DOCUMENTATION PPM PROJECT CONTACTS SHEET INDEX CORPORATE OFFICE SOUTHWEST OFFICE CAMERON SLATTERBECK REGIONAL DIRECTOR [email protected] (562) 621-9100 [email protected] (855) 272-8458 EXT. 100 HTTPS://ASBUILTDRAWINGS.COM/ AERIAL VIEW N.T.S. PROJECT LINKS PALM SPRINGS, CA ALL SITE PLANS CREATED BY PRECISION PROPERTY MEASUREMENT LTD "PPM" ARE MADE EXCLUSIVELY FOR LANDSCAPING PURPOSES (CAL. BUS. & PROF. CODE §8727), & DO NOT INVOLVE THE DETERMINATION OF ANY PROPERTY LINE, & AS SUCH DO NOT CONSTITUTE LAND SURVEYING (CAL. BUS. & PROF. CODE §§8726-8727). IN ADDITION, PPM SERVICES & PLANS DO NOT CONSTITUTE CIVIL ENGINEERING (CAL. BUS. & PROF. CODE §§6702-6704), & THUS SHOULD NOT BE USED FOR ANY STUDIES OR ACTIVITIES DEFINED AS CIVIL ENGINEERING (CAL. BUS. & PROF. CODE §6731). ALL FLOOR PLANS CREATED BY PPM ARE INTENDED TO BE USED AS A REFERENCE FOR DESIGN & CONSTRUCTION & SHOULD NOT BE CONSIDERED A SUBSTITUTE FOR THE SERVICES OF A LICENSED STRUCTURAL ENGINEER OR LICENSED ARCHITECT. PPM MAKES EVERY REASONABLE EFFORT TO ENSURE THE ACCURACY OF THE INFORMATION FOUND IN OUR PLANS. HOWEVER, EVERY AS-BUILT DRAWING INHERENTLY CONTAINS ERRORS TO SOME DEGREE. IT IS THE DUTY OF THE ARCHITECT, CONTRACTOR, DESIGNER OR OTHER LICENSED PROFESSIONAL, AS A CONSULTANT TO THE PROPERTY OWNER, TO DETERMINE THE SUITABILITY OF THE AS-BUILT PLANS PRIOR TO CONSTRUCTION. MEASUREMENTS SHOULD BE FIELD CONFIRMED BEFORE COMMENCING CONSTRUCTION. SHEET PRECISION PROPERTY MEASUREMENTS PLAN TYPE SCALE OF 9433_SW 04/18/2025 PROJECT NUMBER CHRIS BENNETT 457 N PALM CANYON DRIVE PROJECT DATE PREPARED FOR PROJECT NAME 13 LINDSEY GREENE PROJECT MANAGER [email protected] (510) 479-7109 EXT. 222 RETAIL BUILDING SHEET NAME 1 COVER PAGE 2 1ST FLOORPLAN 3 2ND FLOORPLAN ...-:I AUTODESK Palm Springs • Aerial Tramway~ - Desert View PPM I North Palm Sprfo1gs TAHQUITZ Rl'IEIR ESTATES -;?''S --- Garnet Desert Palm Springs f CALI ENT E SANDS , bJa l~, F • 8Ul w,.... ,I V ~A ' • " • ,... 0, ,__, F .l...J, - ,,___ i= I ' ' J .....__ F= ..... - f----- -I I F= - ' A Ill /~ ~/ I I I I I I I I I I t:l I I I I I I I I y " If/I II ( ~v II II '.\I.. n II II f') I II II I I :=~ - ---t _, I I ,- I I ,--7 I_ I ' ' I D I ( u I Item 2B - Page 56
X 154 72 X HH: 102 154 72 X HH: 102 X 72 72 X HH: 102 66 72 X HH: 102 72 72 HH: 102 66 72 X HH: 102 X1844
HH: 96
X2044
HH: 92 UP 155" UP 155" UP59" X 112 64 X HH: 94 96X64 HH: 94 X 56 64 HH: 94 X 46 22 X HH: 70 66 22 X HH: 70 X X 56 64 HH: 94 66 22 X HH: 70 46 22 X HH: 70 108 64 X HH: 94 96X64 HH: 94 94 64 HH: 9494 64 HH: 94 X114
HH: 96
74 X116
HH: 96
74 11'-11" CLG UNIT 8 11'-11" CLG UNIT 6 11'-1" CLG UNIT 4 11'-1" CLG 11'-1" CLG HALLWAY 8'-11" CLG UNIT 9 11'-11" CLG UNIT 7 11'-11" CLG UNIT 5 11'-1" CLG 11'-1" CLG 11'-1" CLG 1ST FLOOR 14'-3" 18'-3" 8'-2" CLG 7'-2" CLG 7'-2" HIGH 9'-6" CLG 6'-2" CLG 11'-1" CLG 7'-10" CLG 7'-1" CLG 7'-1" CLG 8'-2" CLG 8'-1" CLG 14'-4" 18'-8" 14'-7"
18'-8" 14'-2"
18'-3" 34'-1"
18'-3" 18'-4" 14'-7" 40'-1"
18'-11" 14'-6"
18'-8" 14'-6"
18'-11" 14'-1"
18'-3" 679 SQ FT 7'-2" CLG AREA INACCESSIBLE AT TIME OF DATA ACQUISITION 272 SQ FT 298 SQ FT 266 SQ FT 265 SQ FT 256 SQ FT 1ST FLOOR = 5477 SQ FT HALLWAY 8'-11" CLG 54 52
HH: 86
52 HH: 86
54 2ND FLOOR = 4011 SQ FT TOTAL SQ FT = 9488 SQ FT 283 SQ FT 248 SQ FT 261 SQ FT 715 SQ FT UNIT 3 UNIT 1 UNIT 10 UNIT 2 FLOOR PLAN 1/4" = 1'-0" TWH PV WH = WATER HEATER FUR LOW CASEWORK FULL HEIGHT CASEWORK UPPER CASEWORK CLGHH = CEILING HEIGHT = HEADER HEIGHT = GAS METER = WALL HEATER = TRASH COMPACTOR = DISH WASHER = OVEN = REFRIGERATOR = RANGE = DRYER = WASHER = WASHER/DRYER COMBO = ELECTRIC METER W REF OVDWTC = FURNACE = ELECTRICAL PANEL = TANKLESS WATER HEATER = SOLAR COMPONENTS = FLOOR DRAIN WS = WATER SOFTNER = DATUM POINT LEGEND DW/D PALM SPRINGS, CA ALL SITE PLANS CREATED BY PRECISION PROPERTY MEASUREMENT LTD "PPM" ARE MADE EXCLUSIVELY FOR LANDSCAPING PURPOSES (CAL. BUS. & PROF. CODE §8727), & DO NOT INVOLVE THE DETERMINATION OF ANY PROPERTY LINE, & AS SUCH DO NOT CONSTITUTE LAND SURVEYING (CAL. BUS. & PROF. CODE §§8726-8727). IN ADDITION, PPM SERVICES & PLANS DO NOT CONSTITUTE CIVIL ENGINEERING (CAL. BUS. & PROF. CODE §§6702-6704), & THUS SHOULD NOT BE USED FOR ANY STUDIES OR ACTIVITIES DEFINED AS CIVIL ENGINEERING (CAL. BUS. & PROF. CODE §6731). ALL FLOOR PLANS CREATED BY PPM ARE INTENDED TO BE USED AS A REFERENCE FOR DESIGN & CONSTRUCTION & SHOULD NOT BE CONSIDERED A SUBSTITUTE FOR THE SERVICES OF A LICENSED STRUCTURAL ENGINEER OR LICENSED ARCHITECT. PPM MAKES EVERY REASONABLE EFFORT TO ENSURE THE ACCURACY OF THE INFORMATION FOUND IN OUR PLANS. HOWEVER, EVERY AS-BUILT DRAWING INHERENTLY CONTAINS ERRORS TO SOME DEGREE. IT IS THE DUTY OF THE ARCHITECT, CONTRACTOR, DESIGNER OR OTHER LICENSED PROFESSIONAL, AS A CONSULTANT TO THE PROPERTY OWNER, TO DETERMINE THE SUITABILITY OF THE AS-BUILT PLANS PRIOR TO CONSTRUCTION. MEASUREMENTS SHOULD BE FIELD CONFIRMED BEFORE COMMENCING CONSTRUCTION. SHEET PRECISION PROPERTY MEASUREMENTS PLAN TYPE SCALE OF 9433_SW 04/18/2025 PROJECT NUMBER CHRIS BENNETT 457 N PALM CANYON DRIVE PROJECT DATE PREPARED FOR PROJECT NAME 23 I • ~' •7u~ (_ 5 '" ',, -~ \' u • - - ' , (_ I.,..-~ J I I I V) J , ,( ' -- I ,& V I I I I I J I i i ,V J • I I • )~ ' l l . id :'.'.:i....ll ... ' I PPM - - - I I I I I I i i I I I I I I I I I I I I I I I I I I I I j I 7 I -1-' I I I I I I I .l ,, t~, 1/ ..... l ii 11 11 11 11 11 11 .,i 1 -/\ 'J' rc::=r::i-'"""---t- 1 I I I I J ---- 1:1 ,7 ,7 LJ b...J ,7 LJ b...J LJ D I i I I I I I I I I I I I I I I 7 I I I I I I I I I I I I I I I I .J -'I -'I - - D 0 0 :a: 1t1 Jc_~ I ,- I c<:/1 I _>,/ !! I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I D 3 + Item 2B - Page 57
DN155" DN155"
X4036
HH: 80
X4036
HH: 80 42 24 X HH: 98 42 24 X HH: 98 X
X6420
HH: 80 X X REF 42 24 X HH: 98 A/C
X4036
HH: 80
X4036
HH: 80 X
X6420
HH: 80 X 20X64HH: 80 X 42 24 X HH: 98 42 24 X HH: 98 REF DW W/D 42 24 X HH: 98 X X6454
HH: 82
X4038
HH: 82
X4054
HH: 82 REF X 18 64 HH: 82
X4038
HH: 82 REF X X X
HH: 82
1864 X X
X6454
HH: 82 2ND FLOOR APARTMENT LIVING ROOM 8'-3" LOW APARTMENT LIVING ROOM 8'-3" LOW APARTMENT LIVING ROOM 7'-10" LOWKITCHEN 7'-10" CLG KITCHEN 7'-10" CLG APARTMENT LIVING ROOM 7'-10" LOW BEDROOM 8'-7" LOW BEDROOM 8'-7" LOW BEDROOM 8'-7" LOW BEDROOM 8'-7" LOW 7'-10" CLG 7'-11" CLG 7'-8" CLG 7'-10" CLG 8'-0" CLG 8'-0" CLG 8'-1" CLG 8'-1" CLG 8'-1" CLG KITCHEN 8'-1" CLG KITCHEN 8'-1" CLG BEDROOM 8'-3" LOW BEDROOM 8'-3" LOW 8'-1" CLG 7'-10" CLG 7'-11" CLG 7'-6" CLG 7'-6" CLG 13'-0" 9'-4" 16'-1"
24'-2" 24'-1" 13'-2" 15'-10"
9'-2"
6'-7" 10'-4" 10'-6"6'-6" 6'-11"
14'-9" 8'-11" 9'-1" 14'-7"
11'-10" 12'-3" 11'-9" 11'-11" 16'-11" 16'-11" 16'-11" 16'-11" 26'-1" 26'-2" 16'-2" 16'-2" OUTDOOR AREA 4'-11"
7'-9" 6'-9" OPEN TO BELOW OPEN TO BELOW OPEN TO BELOW 1098 SQ FT 729 SQ FT 722 SQ FT 1096 SQ FT 20 38 HH: 80 X6838
HH: 82
X6838
HH: 82
X6838
HH: 82
X6838
HH: 82 20 38 X HH: 80
64 HH: 80
54 20 64 HH: 80
2064
HH: 80 64 HH: 80 20
64 HH: 80
X6420
HH: 80 20HH: 8064
64 HH: 82
18 20
HH: 82
64 X 20
HH: 82
64 X 1864
HH: 82
X18
HH: 82
X6418
HH: 82
X1864
HH: 82
X6418
HH: 82
X6418
HH: 82
64 18 64 HH: 82
40 HH: 88
52 X40
HH: 88
52 X40
HH: 88
52 FLOOR PLAN 1/4" = 1'-0" TWH PV WH = WATER HEATER FUR LOW CASEWORK FULL HEIGHT CASEWORK UPPER CASEWORK CLGHH = CEILING HEIGHT = HEADER HEIGHT = GAS METER = WALL HEATER = TRASH COMPACTOR = DISH WASHER = OVEN = REFRIGERATOR = RANGE = DRYER = WASHER = WASHER/DRYER COMBO = ELECTRIC METER W REF OVDWTC = FURNACE = ELECTRICAL PANEL = TANKLESS WATER HEATER = SOLAR COMPONENTS = FLOOR DRAIN WS = WATER SOFTNER = DATUM POINT LEGEND DW/D PALM SPRINGS, CA ALL SITE PLANS CREATED BY PRECISION PROPERTY MEASUREMENT LTD "PPM" ARE MADE EXCLUSIVELY FOR LANDSCAPING PURPOSES (CAL. BUS. & PROF. CODE §8727), & DO NOT INVOLVE THE DETERMINATION OF ANY PROPERTY LINE, & AS SUCH DO NOT CONSTITUTE LAND SURVEYING (CAL. BUS. & PROF. CODE §§8726-8727). IN ADDITION, PPM SERVICES & PLANS DO NOT CONSTITUTE CIVIL ENGINEERING (CAL. BUS. & PROF. CODE §§6702-6704), & THUS SHOULD NOT BE USED FOR ANY STUDIES OR ACTIVITIES DEFINED AS CIVIL ENGINEERING (CAL. BUS. & PROF. CODE §6731). ALL FLOOR PLANS CREATED BY PPM ARE INTENDED TO BE USED AS A REFERENCE FOR DESIGN & CONSTRUCTION & SHOULD NOT BE CONSIDERED A SUBSTITUTE FOR THE SERVICES OF A LICENSED STRUCTURAL ENGINEER OR LICENSED ARCHITECT. PPM MAKES EVERY REASONABLE EFFORT TO ENSURE THE ACCURACY OF THE INFORMATION FOUND IN OUR PLANS. HOWEVER, EVERY AS-BUILT DRAWING INHERENTLY CONTAINS ERRORS TO SOME DEGREE. IT IS THE DUTY OF THE ARCHITECT, CONTRACTOR, DESIGNER OR OTHER LICENSED PROFESSIONAL, AS A CONSULTANT TO THE PROPERTY OWNER, TO DETERMINE THE SUITABILITY OF THE AS-BUILT PLANS PRIOR TO CONSTRUCTION. MEASUREMENTS SHOULD BE FIELD CONFIRMED BEFORE COMMENCING CONSTRUCTION. SHEET PRECISION PROPERTY MEASUREMENTS PLAN TYPE SCALE OF 9433_SW 04/18/2025 PROJECT NUMBER CHRIS BENNETT 457 N PALM CANYON DRIVE PROJECT DATE PREPARED FOR PROJECT NAME 33 PPM I ( I ( ( I - • t1 \ ./ I I I I I I I w L_~ I I ' ' I I 17 I I I I I I I I -------- w L ___ _J -I I I I ---- - I I I ...... -====; k - II I I I I I I ,· L \ I I I I I , ' .,__. k > ,.. ,, > / , - ,' I ' . ( -I ( ( I ( ' , <. I I ( ( I - • I.... r j 1:1 D ---------- 0 - ,7 0 LJ ,7 b...J :a: LJ 1t1 ,7 b...J LJ D , Jr ' I I I I \ I I n ' I 7 I ,--7 I I I _ _J L ... )) ) ((' ..LJ.J.J. r l::::-::=====:::;;::::==2=• ----:ii:•~~'-:' r ---- I L ___ J .-~ _ 7 \ I ( ( B \ ; ( (n \ @@@ ~-1x I ~; --+-------fll 'ti G I : • I '~ > I ; I @@@ :- L'.:::::::::..".J.I ___ OTI _ _J L=-=-=1:::=============--==--==-_,""':_,,-'.:: -=-= -:~::, .. :=====~tt==~*==J:=====~=::;:=; r.======:in---~-=-;;;:;;;io 11 IL - - - - - - - - - - - - - - - - - - ,..\> r------ _L_ I ) i (,:Jbi<-:=::-1----- (: <, < F '--jr--- \ "" I I I I I 8 - --- I / I I \ \ / ) I I j ~---t=i __J::::==============r:::---- 1--- I ---- - i - I I ' I I ( Ill ' r-- _J ,---7 I I , _____ r I I 11 ' IJ,_ ________ _ ' ~--.-------,---, \ --- I I I I -,.___-I_ I ' I " " D 3 + Item 2B - Page 58
APPENDIX: C
California Department of Parks and Recreation (DPR) Inventory Site Forms Item 2B - Page 59
State of California  The Resources Agency Primary #
DEPARTMENT OF PARKS AND RECREATION HRI #
PRIMARY RECORD Trinomial
NRHP Status Code: 3CS
Other Listings
Review Code Reviewer Date

Page 1 of 14 ends

P1. Other Identifier: Assessor parcel number 513-082-007 *P2. Location:  Not for Publication  Unrestricted *a. County: Riverside and (P2b and P2c or P2d. Attach a Location Map as necessary.) *b. USGS 7.5' Quad: Palm Springs Date: 1 T 4S; R 4E; Sec 10; S.B..B.M. c. Address: 457 North Palm Canyon Drive City: Palm Springs Zip: 92262 d. UTM: Zone: 11; 541901 mE/ 3742342 mN (G.P.S.)
e. Other Locational Data: (e.g., parcel #, directions to resource, elevation, etc., as appropriate) Elevation: 475 feet The property is located on the west side of North Palm Canyon Drive south of the intersection with West Alejo Road. *P3a. Description: (Describe resource and its major elements. Include design, materials, condition, alterations, size, setting, and boundaries) The building at 457 N. Palm Canyon Drive is a rectangular-massed structure that sits on a rectangular lot in an east-west orientation, and is comprised of three separate components: the arcade level, and two penthouse structures. The building is constructed of steel frame, concrete and concrete masonry unit framing. The front elevation of the building faces east towards N. Palm Canyon Dr. The rear elevation faces west towards North Belardo Road and Mount San Jacinto. There are neighboring buildings set to the immediate north and south along the property lines.

The first level of the building is a single-story, designed to be used for retail/commercial suites. On each side of the front entrance to the arcade, set in the front façade, are two large display windows, in rectangular framing, that project from the main block of the building. The display windows are framed in stainless steel, have three fixed lights, and a “roof panel” with a wide overhanging edge. The display windows are accessed from the interior rooms. Fixed planters that are clad with butt-end flagstone veneer are set under the length of the display windows. The wood trim surrounding the entranceway is original, while the green granite wall cladding and the letters “Galleria” are not original. (See Continuation Sheet for additional text.) *P3b. Resource Attributes: HP 6 (1-3 story commercial building), HP3 (Multiple family property). *P4. Resources Present: Building Structure Object Site District Element of District Other (Isolates, etc.) P5b. Description of Photo: (View, date,
accession #) Looking west.
*P6. Date Constructed/Age and
Sources: Historic
Prehistoric Both
Built in 1947 per Riverside Co.

Assessor.
*P7. Owner and Address:

Rest Area LLC.

Costa Mesa, CA
*P8. Recorded by:

Pamela Daly M.S.H.P.

Daly & Associates
951 E. Beacon Drive
Eugene, OR 97404
*P9. Date Recorded:

June 29, 2025
*P10. Survey Type:

CEQA Intensive-level
*P11. Report Citation: Daly, Pamela. “Historic Resource Evaluation Report for 457 North Palm Canyon Drive, Palm Springs, Riverside County, CA.” Prepared for Rest Area LLC., Costa Mesa, CA; July 2025. *Attachments: NONE Location Map Sketch Map Continuation Sheet Building, Structure, and Object Record District Record Linear Feature Record Photograph Record  Other (List):

DPR 523A (1/95) *Required information
P5a. Photo or Drawing
Item 2B - Page 60
State of California  The Resources Agency Primary #
DEPARTMENT OF PARKS AND RECREATION HRI#

BUILDING, STRUCTURE, AND OBJECT RECORD

Page 2 of 14 ends

*Resource Name: 457 North Palm Canyon Drive
B1. Historic Name: The Rubin Building, Hotel Penthouse Arcade, Hotel Penthouse Apartments, Hotel Penthouse.

B2. Common Name: Galleria Building (not from historic period).

B3. Original Use: Retail and office suites, and multi-family apts. B4. Present Use: Retail suites and multi-family apts. *B5. Architectural Style: Regency Revival
*B6. Construction History: Constructed in 1947.
*B7. Moved? ■No Yes Unknown Date: Original Location:
*B8. Related Features: None.

B9a. Architect: Albert R. Walker, Gus W. Kalionzes, and James A. Zerbe b. Builder: Unknown *B10. Significance: Palm Springs Development pre- and post-WWII Theme: Retail building design Area:

Period of Significance: 1947-1997 Property Type: Mixed use commercial Applicable Criteria: A/1, C/3 The 1930s saw Palm Springs blossom, as more and more celebrities made it their winter weekend getaway, and more development sprang up to house and entertain them. By the start of World War II, Palm Springs had so long been thought of as a movie star's playground that some of the neighborhoods were described as "Beverly Hills in the desert." One section was so filled with film notables, the neighborhood was ultimately dubbed the "Movie Colony." In the 1930s important figures in finance and business continued to flock to the desert in the winter, helping to cement the village's reputation as one of the nation's top winter resort destinations. Internationally famous names such as Walter P. Chrysler; Alfred Vanderbilt; Herbert F. "Hib" Johnson of the S.C. Johnson Co.; John Jakob Raskob, head of finance for both General Motors and Dupont Chemical Company, and builder of the Empire State Building; auto magnate Walter Marmon; Arthur K. Bourne of Singer Sewing Machine fortune; Franklyn Hutton, James S. Kemper and his brother Hathaway of the Kemper Insurance Group; Russell Vought of Vought Aircraft; and Lawrence Mario Giannini, son of A.P. Giannini who made the Bank of America into one of the world's largest financial institutions.

Isador Rubin (née Rubinstein) was born in Suwolki, Poland in July 15, 1885. He immigrated to the United States in 1902 by way of Ellis Island in New York, and made his way to Oklahoma City, Oklahoma, where he became a naturalized citizen in 1911. The U.S.

Census data for 1910 points to Rubin starting his profession as a garment merchant in Oklahoma City, but it appears he would connect with extended members of the fraternal branch of his family – around that same time – who were located in San Diego, California.

Isador Rubin married Anna Kellner of Oklahoma City in 1915, settled at 825 West 21st Street in that city. They would have two children; a boy born in 1916 and a girl born in 1926.

In San Diego, California, in 1898, Meyer (wife Ethel) Rubin had established Rubin’s Furniture Store in San Diego. Rubin’s were located at 552 5th Street in San Diego in 1905. In 1909, Rubin’s moved to 1611-1619 D Street, and in 1913 Rubin’s was located at 1704 H Street. Meyer’s brother Isaac (wife Miriam) joined the firm in 1912, and together the brothers would expand Rubin’s furniture store with the establishment of a men’s and women’s clothing department. It was in May of 1913 that I. (Isaac) Rubin placed an advertisement in the San Diego Sun stating they would be selling “Ladies and Gents Suits.” (See Continuation Sheet for additional text.) B11. Additional Resource Attributes:
*B12. References:

Daly, Pamela. “Historic Resource Evaluation Report for 457 North Palm Canyon Drive, Palm Springs, Riverside County, CA.” Prepared for Rest Area LLC, Costa Mesa, CA.; July 2025.

B13. Remarks: None.
*B14. Evaluator: Pamela Daly, M.S.H.P.

*Date of Evaluation: June 29, 2025
(This space reserved for official comments.)
Item 2B - Page 61
State of California  The Resources Agency Primary #
DEPARTMENT OF PARKS AND RECREATION HRI#
CONTINUATION SHEET Trinomial

Page 3 of 11 ends

*Recorded by: Pamela Daly, M.S.H.P. *Date: June 29, 2025 Continuation  Update DPR 523L (1/95) *Required information
P.3. Description, continued:

There is an arcade (covered hallway) running the length of this level of the building, and the arcade is flanked on both sides by ten individual “office suites”, with five suites on each side. The width of the arcade measures approximately 11’ 10” and has a ceiling height of 8’11”. The five units of office suites on each side of arcade are approximately 18’4” wide, with a ceiling height of 11’ 1”. This first floor component has a flat roof system that spans almost the entire length of the building.

The ten office suites are of identical size on each side of the arcade, with the front units, #1 and #2 designed to have approximately twice the square footage of the other eight suites. The front entrances of units #1 and #2 present classic design elements of Regency Revival (Georgian 1700-1780) architecture. A wood paneled door is set in a wood frame that is comprised of an entablature at the top of the door way with spaced fluted blocks, and Doric columns on each side of the doorway. The pedestrian door has a single fixed light framed in the upper two-thirds of the door, and symmetrically set raised panels set below the light. The light is separated from the raised panels by a horizontal strip of wood molding that references the Doric capital of the columns. The doors of suites #3 to #10 share the same design as that of suites #1 and #2, but have more modest door frames. The front doors of suites #1 - #10 have their original brass hardware, which includes door sets, hinges, and letter slots. The doorways of suites #3 - #10 are headed by transom windows which allowed for an air exchange while the door was shut. The display windows of suites #7 and #8 may have been modified (before 1975) to create an additional opening in the suites’ exterior to allow for additional air flow into the unit.

Approximately halfway along the length of the arcade there are metal objects imbedded in the flagstone flooring that suggests there had been a security gate located at this location to keep casual retail visitors from accessing the office suites and stairways to the upper level, farther along the corridor.

Upon reaching the arcade roof, one will find two, gable-roofed, one-story residential structures set at the east and west ends of the arcade roof. The arcade roof becomes the “floor” for the structures, and the structures are the penthouses of the building. The front facades of the each penthouse, which each house two apartment units, face towards each other across a patio area created on the roof surface. The penthouse located towards the east contains two, two-bedroom apartments (units #A and #B), and the rear façade of this penthouse, faces east towards North Palm Canyon Drive with the balcony that spans the front facade. The structure to the west contains two, one-bedroom apartments (units #C and #D) and its rear elevation faces the alley and adjacent parking lot.

Page 4 of 14 ends

*Recorded by: Pamela Daly, M.S.H.P. *Date: June 29, 2025 Continuation  Update DPR 523L (1/95) *Required information
P.3. Description, continued:

Concrete brick walls, approximately 5 feet tall, run along the north and south edges of the open patio space between the end walls of the penthouses to create an enclosed patio. The penthouses are covered by medium-pitch gable roofs set on a northsouth alignment and the roof eaves overhang across the front facades of the units. The entrances to units A and B are situated within a recessed area under the enclosed overhanging eave that creates a modest porch entranceway. The enclosed overhanging eave to units C and D cover the front entrances that are set flush in the front wall of each apartment. The front facades of the penthouse units are clad with horizontally set, wide novelty wood siding. The front doors of the apartments are paneled in the “cross and bible” pattern, and the hardware on the doors (except for deadbolt locks) appears to be original.

Units A and B have metal-framed, multi-light casement bay windows with canted sides to provide light to the living room spaces within. Additional metal-framed, multi-light casement windows are set flush into the exterior wall for the kitchen spaces within units A and B. There is a wide, wood cornice that runs along the top of the exterior wall of units A and B. For units C and D, the units were designed to make it appear they shared one large, multi-light, metal framed casement bay window with rightangle end frames. The one bay window is actually divided by the framing between the two apartments. Set immediately in front of the long bay window of units C and D is the lightwell opening. The lightwell is surrounded on its open sides by a railing of decorative metal cast panels in the acorn leaf design. These same panels are used as decorative elements on the outside of the penthouse units, and on the walls of the balcony, of units A and B.

Character-defining features of the property. Include – but are not limited to:

First level (Arcade) and Penthouse level:

Painted, cast metal tracery used on staircases and wall cresting Bulkhead window units and their trim
Front display windows and their trim
Display windows in arcade with stainless steel and wood framing Large, fixed, single panels of plate glass used in each arcade unit and front display windows The flagstone veneer on the front planters (narrow butts and rectangular flats): The front planters do not appear on the building’s blueprints, but the plans do call for the application of flagstone butt veneer to be applied to the wall directly under the front display window units. A historic, photo postcard from circa 1946 (Figure 6 of the Historic Resource Evaluation Report [the date of the postcard photograph is based on the models and styles of the auto parked on N. Palm Canyon Dr.]) clearly shows that there is greenery set in the planters in front of the display windows on the front façade.

The green granite used to surround the arcade opening on the front façade. Based on the original drawings of the building, it appears where the granite is located on the façade – used to be flat wood trim board as part of the decorative surround of the entrance way. Our guess is that the granite was used to cover up damaged portions of the CMU wall surface around the entranceway.

The lettering “Galleria” on the front façade. The wall surface should be appropriately repaired after the letters are removed.

The front entrance gate. This replaced a shorter metal gate that was situated at the entranceway, and is visible in the photograph of the building in the survey of 2014-2016.

Security gates used at the ground level of the penthouse stairwells Date of rear gate is unknown. It could be replaced.

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B. 10 Statement of Significance, continued:

The clothing store of I. (Isaac) Rubin – called I. Rubin’s after its founder - moved to 839 Broadway in San Diego in 1917, and the final move to a location just one block to the east of the future John D. Spreckels building at 625 Broadway, was completed in 1924. With this move, I. Rubin’s was situated in the best part of the commercial district of San Diego.

In 1918, an advertisement in the San Diego Sun for I. Rubin’s states that the store is now selling ladies fur coats and fur accessories. That same year, Isador Rubin is listed in the San Diego City Directory. From U.S. Census records, it appears Isador Rubin’s wife and children remained living in Oklahoma City, while Rubin conducted business on the West Coast.

By the early 1930s, Isador Rubin was able to establish his own fur “salon” in Los Angeles, and he used the name of “I. Rubin” for his business name (hopefully with the blessing of Isaac Rubin.) In those days, many of the better hotels that were visited by well-to-do guests would have small retail shops on the property to allow guests to buy items of clothing, or other sundries, that they may not have packed for a visit to Southern California. The luxury hotels such as the Beverly Wilshire, El Mirador, Hotel Bel Air, and Beverly Hills Hotel were visited by guest relatively untouched by the economic downturn of the Great Depression.

Also, aside from attracting hotels guest to purchase furs, women of all economic strata in the 1930s and 1940s were including an item of fur clothing to adorn their best outfits. These items ranged from just a simple fur pelt that could be attached to a coat collar, to a full length “opera coat” of ermine or mink expected to be seen at a movie premier. Two of the hotels that Rubin most likely had “in-house” fur salons were at the Beverly Wilshire Hotel and the Ambassador Hotel.

In 1939, Rubin is able to establish his own fur salon shop at 9482 Wilshire Boulevard in Beverly Hills, just a half block to the east of the magnificent Beverly Wilshire Hotel, which had been constructed in 1928. In 1941, when Rubin’s son was to be married, the announcement in the Los Angeles Times noted that his father was “I. Rubin of Beverly Hills.” When Rubin’s daughter – attending Stanford University - was to be married in 1946, the wedding announcement in the Los Angeles Times noted that her father was “I. Rubin of the Ambassador Hotel.” With his success having storefront shops at the Beverly Wilshire Hotel and the Ambassador Hotel, he most probably had a shop at the 165-room El Mirador Hotel in Palm Springs when it opened in 1928. The Desert Sun reported in late 1935 that Rubin was building a house in the desert, outside of town. Rubin was frequently spotted by the society columnists of the Desert Sun at the Racquet Club with various important persons and movie stars.

On the personal side, Isador Rubin had continued to be recorded up to 1930, as having his main residence at the house with his family in Oklahoma City. Isador’s son Eugene M. Rubin had moved out to California to attend University of Southern California in 1935, leaving his daughter and wife still in Oklahoma. Isador’s wife passed away in 1938, and his daughter moved to California at that time. Based on information from the U.S. Census of 1940, and U.S. Department of War draft card registration for Isador Rubin, he maintained an apartment in Los Angeles in the early 1940s. Rubin remarried in 1944, but the marriage was over quickly with his second wife suing for divorce in 1948. He was referred to as a “Beverly Hills furrier” in the article about the divorce in the Los Angeles Times, September 10, 1948.

The Desert Sun reported that a permit had been filed in 1946 by I. Rubin for the construction of a commercial property at 457 N. Palm Canyon Dr., and proposed project was estimated to cost $60,000. The building at 457 N. Palm Canyon Dr. is noted as being called “The Rubin Building” in an edition of the Desert Sun in 1947. In 1951, an office space at 457 N. Palm Canyon Dr. is advertised in the Desert Sun as being located in the “Hotel Penthouse Arcade.” Art Lasky, the famous boxer from the 1930s – now turned physical therapist - rented office space in the “Hotel Penthouse” building in February 1953, and was a tenant there for several years. The Palm Springs Tourist Bureau occupied an office there for an extended period, and acted as Rubin’s rental agent for property. Classified ads would be occasionally posted in the Desert Sun seeking to rent the office units or penthouse apartments.

Rubin is recorded in 1950 as being “retired” and is using an apartment in Los Angeles as his primary residence – not the house in Palm Springs. Rubin continued to be mentioned in the Desert Sun attending social or tennis events in Palm Springs. In 1956, “I. Rubin of 457 North Palm Canyon Drive” posts a legal notice that he and Monte Warshauer (Monart Motors of Wisconsin) “are conducting a Building and Investment Business” in the City of Palm Springs under the fictitious business name of M & R Investment Co.

An article written by Bill Rashall of the Desert Sun in February 1957, would report how Monte Warshauer and I. Rubin had purchased the 20-acre Palm Vista Estates (adjacent to Las Palmas Estates) property for the purpose of developing the lots with luxury-priced homes. (See Continuation Sheet for additional text.) Item 2B - Page 64
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B. 10 Statement of Significance, continued:

Palm Vista Estates is located just up the hill from Las Palmas Estates, with lots on West Stevens Drive and Camino Norte. The lots themselves in the Palm Vista Estates had been selling for $5,000 and $8,000, prior to M & R Investments purchasing the development. The proposed project by M & R Investments was to build just 19 homes on the 20 acres, with “each home costing between $150,000 and $200,000 each.” The M & R Investments proudly boasted that “when completed this development will run into about $3,000,000 or more.”
In March of 1957, the Desert Sun reported on the completion of the first luxury home in Palm Vista Estates, which was given the name of “Castle in the Air.” The house had been designed by architect Howard Lapham and Thor Fredricksen was the general contractor for the project. The cantilevered house provided “breathtaking views” of Palm Springs and the valley, and was of concrete construction, with large expanses of curtain wall glass and “modern Chinese décor.” The “spec” house was offered for sale at $195,000.

The success or failure of M & R Investment development of Palm Vista Estates, adjacent to Las Palmas Estates is unknown.

Isador Rubin appears to have led a quiet life until his passing in 1968.

Albert Raymond Walker, architect:

Albert R. Walker was born in 1881 in Sonoma, California. After the death of his father in 1900, Albert and his mother moved to San Diego, California. After high school, Walker went to work as a draughtsman for the San Diego architectural team of William S. Hebbard and Irving Gill. In 1906, Walker moved to Los Angeles where he first worked as a draftsman for architects John Parkinson and George Bergstrom, as a designer for Myron Hunt and Elmer Grey, and as a designer for Alfred Rosenheim.

Walker went out on his own in 1908, and designed the Fullerton First Methodist Episcopal Church, which was listed in the National Register of Historic Places in 2001. Walker teamed up with Architect John Terrell Vawter in 1910, and they worked together for seven years before Walker formed a partnership with architect Percy A. Eisen in 1918.

Over the next 20 years, Eisen and Walker were the architects for a great number of the landmark buildings constructed in Los Angeles before 1940. Major projects of Eisen and Walker in Los Angeles included the Hotel Normandie, the Ambassador Hotel, the Beverly Wilshire Hotel, the Title Insurance and Trust Company Building, and the United Artists Theater. The El Cortez Hotel in San Diego was designed by Eisen and Walker, and opened its doors in 1927.

In Palm Springs, Eisen and Walker designed the 165-room El Mirador Hotel in 1928. From 1941 to 1954, Walker formed a partnership with Gus W. Kalionzes and James A. Zerbe, and in 1946 the team designed the building at 457 N. Palm Canyon Dr. for Beverly Hills furrier Isador Rubin. The building was designed with decorative attributes that harkens of Beverly Hills before the 1960s, and this style of building would attract shoppers in Palm Springs wanting to find that level of sophistication. Mr.

Walker was 65 when he designed the Hotel Penthouse building for Rubin, and passed away in 1958.

Historic Resource Evaluation:

CRHR Eligibility
The building at 457 N. Palm Canyon Dr. was constructed in 1947 in the Regency Revival or Modern Georgian (named after King George IV of Great Britain) style of architecture that was “popular in the 1930s, although post WWII examples can be found”. The subject building is unique for being an example of property that was designed with the first level serving as an arcade-style retail shopping and office suite complex, while the second level has four apartments units in a penthouse setting.

This multi-use building was designed in a rare example of Regency Revival style architecture applied to a commercial building in Palm Springs.

The design of the building was commissioned by Isador Rubin, a successful furrier with shops in Beverly Hills and Los Angeles, and created in 1946 by the architectural firm of Albert R. Walker, James A. Zerbe, and Gus W. Kalionzes of Los Angeles, California. Albert R. Walker is an acknowledged master architect with a portfolio of significant projects that date from before he had teamed with Percy A. Eisen in 1919. The twenty-year partnership of Walker and Eisen resulted in the design of a number of buildings that have been preserved as landmarks in Southern California, and are listed in the National Register of Historic Places. (See Continuation Sheet for additional text.)
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B. 10 Statement of Significance, continued:

The various “revival” styles of architecture that were popular for residential – and some commercial – design in the United States, and dated from the 1910s, continued to be used for clients well into the 1950s.

The property at 457 N. Palm Canyon Dr. is eligible for being determined a historical resource under the following themes as presented in the “City of Palm Springs Citywide Historic Context Statement and Survey Findings, December 2018”:

Criterion 3: The building at 457 N. Palm Canyon Dr. is an excellent and rare example of a Regency Revival property dating from 1947, and is the work of a master architect. The subject building was designed in 1946 by the renowned architectural team of Albert R. Walker, Gus Kalionzes, and James A. Zerbe. Albert R. Walker started his career in San Diego working with master architect Irving R. Gill, and then moved to Los Angeles to work first with John Parkinson, and then Myron H. Hunt, before setting up his own office. The building at 457 N. Palm Canyon Dr. is in excellent condition with 95% of its original materials and workmanship, and arcade configuration, still intact. As a Regency Revival style multi-use building of retail and residential use, with the residential units built as penthouses above the retail level, it is a rare and threatened property. The property at 457 N.

Palm Canyon Dr. is eligible for listing in the CRHR under Criterion 3.

Aspects of Integrity: The building at 457 N. Palm Canyon Dr. has retained the essential physical features that make up its character and appearance associated with its construction in 1947. The property has retained an exceptionally high degree of the physical attributes of it construction – down to some of the smallest details such as door hardware and original window framing materials in the retail/office suites. By having the original drawings that document the proposed front façade of Rubin’s building in 1946, we can easily see how little the building as it appears today varies from the original concept. The property has retained the aspects of design, workmanship, materials, location, setting, feeling, and association as explained below:
(See Continuation Sheet for additional text.)
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B. 10 Statement of Significance, continued:

Location: The subject property, 457 N. Palm Canyon Dr., continues to be located where it was constructed.

Setting: The subject property continues to be located in the retail and commercial corridor of Palm Springs.

Workmanship: The subject property has retained physical evidence of the construction and carpentry skills of workers trained in the first half of the twentieth-century.

Association: The subject property allows a visitor to Palm Springs today, to have the authentic experience of shopping along North Palm Canyon drive immediately after the end of World War II.

The building at will be assigned the California Historical Resource Status Code of 3CS for being eligible for listing in the CRHR as an individual property through survey evaluation.

Palm Springs Designation
The property at 457 N. Palm Canyon Dr. is eligible for being designated a Class I Structure/site in the City of Palm Springs for meeting the requirement of being a historic site and criterion 3, 4, and 5 under the following themes as presented in the “City of Palm Springs Citywide Historic Context Statement and Survey Findings, December 2018”:

Generally, in Southern California, many new buildings were designed using sleek new International Style modern architectural designs to reflect the “jet age” of the country, or older designs were used (i.e. Colonial Revival, Regency Revival, Monterey Ranch) that appealed to an owners pre-War taste and personal preference. The building at 457 N. Palm Canyon Dr., constructed in 1946, eschewed a more sleek and sparse modern design to incorporate integral architectural details that reflected the glitz and glamour of Beverly Hills and Hollywood, using ornate cast metal railing panels and cresting on the penthouse patio walls, and classical forms in the trim work and carpentry.

Criterion 4: The property at 457 N. Palm Canyon Dr. embodies the distinctive characteristics of an unusual type of commercial/retail building with the construction of an arcaded retail space on the first floor, and penthouse residential units on the second floor. Quite a few of California’s historic business districts are home to the open, garden patio style of small shops surrounding an open space, and many of these have second story residential units above the shops. The building at 457 N. Palm Canyon Dr. may have been designed by a collaboration of I. Rubin and Albert Walker to create - on a small scale – the “feel” of the row of shops within an enclosed space such as found in the better hotels of pre-World War II. Palm Springs was known as a seasonal vacation site, and Rubin’s building may have been designed with the idea of the small shops offering ladies and/or gentlemen’s garments, sportswear, shoes and hosiery, a milliner, and a haberdashery. We could find no specific trend to the types of goods sold in Rubin’s building, and in fact, in 1950 at least two of the units were converted to use as small studio apartment units. In regards to the penthouse units, their existence was so private that it wasn’t until 2016 when the Riverside County Register of Voters became aware that the property was comprised of ten commercial units and four residential units (being the homes of potential voters).

Criterion 5: The property at 457 N. Palm Canyon Dr. was designed by Albert R. Walker, who had either individually, or in partnership with other well known architects, contributed to the built environment of Southern California evidenced by his designs for large-scale projects for churches, banks, hotels, office buildings, apartment buildings, movie theaters and hotels – including the El Mirador Hotel in Palm Springs constructed in 1927-28. (See Continuation Sheet for additional text.)

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B. 10 Statement of Significance, continued:

Palm Springs Designation, continued
The subject property is a well-preserved example of a Regency Revival style of multi-function building with a retail arcade on the first level, and the presence of two penthouse buildings on the roof of the arcade. This property is a contribution to his known body-of-work as an important architect of the first-half of the twentieth-century in California.

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Architect’s sketch of the building for Isador Rubin for project at 457 North Palm Canyon Drive, 1946.

Front (east) elevation of 457 N. Palm Canyon Dr. View looking west.

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Entrance to storefront Unit #2.

Interior view of the arcade from the front entrance. View looking west.

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View of the lightwell in the arcade in front of Units #7 and #8. The stairwells to the penthouse level are situated to the left and right of the lightwell where the metal security gates are situated.

The entrance façade to penthouse apartments #B, one of the two-bedroom units. View looking southeast.

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The entrance to #C and D, the one-bedroom apartments. The lightwell opening is situated in the patio floor between the two apartment entrances, and is surrounded by the decorative railing.

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*Map Name: Palm Springs *Scale: 1:24,000 *Date of Map: 1996 DPR 523J (1/95) *Required information
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Item 2B - Page 73
APPENDIX: D
Copies of blueprint drawings for “the Rubin Building” prepared by architects Arthur R. Walker, Gus W. Kalionzes and James A. Zerbe

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APPENDIX: D
Copies of blueprint drawings for “the Rubin Building” prepared by architects Arthur R. Walker, Gus W. Kalionzes and James A. Zerbe

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ATTACHMENT D
Item 2B - Page 94
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RESOLUTION NO. HSPB #167

A RESOLUTION OF THE HISTORIC SITE PRESERVATION

BOARD OF THE CITY OF PALM SPRINGS, CALIFORNIA,

RECOMMENDING THAT THE CITY COUNCIL DESIGNATE
THE RUBIN BUILDING LOCATED AT 457 NORTH PALM
CANYON DRIVE, A CLASS 1 HISTORIC SITE (HSPB #167),
APN #513-082-007.

THE HISTORIC SITE PRESERVATION BOARD ("HSPB") FINDS AND DETERMINES AS FOLLOWS:

A. WHEREAS, Chapter 8.05 of the Palm Springs Municipal Code allows for the designation of historic sites and districts; and

8. WHEREAS, The City of Palm Springs filed an application pursuant to Article 111, Section 8.05.070 (Procedure and Criteria for Designation of Historic Resources) of the Palm Springs Municipal Code requesting historic resources designation for "The Rubin Building" located at 457 N. Palm Canyon Drive. The application included a historic resources report ("the report").

C. WHEREAS, on October 6, 2025, members of the Historic Site Preservation Board (HSPB) conducted site inspections of the proposed historic resource, accompanied by City staff; and
D. WHEREAS, on October 7, 2025, a noticed public hearing of the Palm Springs Historic Site Preservation Board ("HSPB") to consider Case HSPB #167 was held in accordance with applicable law; and
E. WHEREAS, the HSPB carefully reviewed and considered all of the evidence presented in connection with the hearing on the project, including, but not limited to, the staff report and all written and oral testimony presented.

THE HISTORIC SITE PRESERVATION BOARD OF THE CITY OF PALM SPRINGS RESOLVES:

SECTION 1: FINDINGS- PART "1", CRITERIA FOR HISTORIC RESOURCES.

Evaluation of the Application. Pursuant to Municipal Code Section 8.05.070 (C, 1,a), the HSPB shall evaluate the application and make findings in conformance with the following criteria:

1. Criteria for the Designation of Class 1 Historic Resources. A site, structure, building or object may be designated as a Class 1 historic resource, provided both of the following findings ("a" and "b") are met:

Item 2B - Page 95
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Resolution No. HSPB #167 - The Rubin Building

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October 7, 2025
a. The site, structure, building, or object exhibits exceptional historic significance and meets one or more of the criteria listed below:
457 N. Palm Canyon is a two-story mixed-use building set back from the property line with a prominent storefront viewable from the street. The exterior appearance of the building is largely unchanged from the original design. The following is an analysis of the criterion and integrity findings for historic designation. (Criterion i) The resource is associated with events that have made a meaningful contribution to the nation, state or community; No meaningful event is associated with this site, thus does not qualify under Criterion i. (Criterion ii) The resource is associated with the lives of persons who made a meaningful contribution to national, state or local history; The building was originally constructed for the Beverly Hills furrier, Isador Rubin. Although he was a successful and prominent businessman in the Southern California region, he does not meet the threshold for significance under this criterion. (Criterion iii) The resource reflects or exemplifies a particular period of national, state or local history;
The postwar period in Palm Springs was a time of growth, transition, and expression.

Architectural experimentation became an identity, and mixed-use buildings became a solution for the diverse needs of a growing city. Mixed-use properties such as the La Plaza Center, the Kocher-Samson Building and the Pacific Building are some examples of this building typology that became increasingly important to the development of Palm Springs. The Rubin Building, also a mixed-use building, is designed in the Regency Revival style that utilizes a shopping arcade that survives with no major alterations. The design intent behind the arcade was to create the feeling of "a row of shops". The building's scale and delicate architectural detailing reflect the transition of architectural styles and uses specific to the period. This criterion is met. (Criterion iv) The resource embodies the distinctive characteristics of a type, period or method of construction;
Unlike the National Register criterion concerning construction, the Palm Springs evaluation of construction addresses the type (of construction), the period (of construction) and the method (of construction). The building was constructed with steel frames and concrete masonry units. While not a commonly used method of construction for residential homes or small commercial buildings, this method of construction was not distinctive or uncommon. Criterion iv is not met.
(Criterion v) The resource presents the work of a master builder, designer, artist, or architect whose individual genius influenced his age, or that possesses high artistic value;
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Resolution No. HSPB #167 - The Rubin Building
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Albert R. Walker is a renowned architect attributed to designing numerous landmark structures in Los Angles, including the Beverly Wilshire Hotel, the United Artist Theater, and the Oviatt Building. Albert Walker and Percy Eisen also designed the original El Mirador Hotel in Palm Springs which opened in 1927. 1 From 1941 to 1954, Walker formed a partnership with Kalionzes and Zerbe and designed the Rubin Building in 1946. The report findings conclude that 457 N. Palm Canyon Drive is a rare and exceptional example of a Regency Revival design by this office with nearly 95% of the original design intact.

Matching the scale of the surrounding area, this mixed-use building is a good representation of the firm's work and accurately reflects the needs of the period. Criterion v for historic significance is met.
(Criterion vi) The resource represents a significant and distinguishable entity whose components may lack individual distinction, as used in evaluating applications for designation of historic districts, for parcels on which more than one entity exists; or
The resource is not within a historic district and does not qualify under Criterion vi. (Criterion vii) The resource has yielded or may be likely to yield information important to national, state or local history or prehistory.

No information is available on any pre-historic significance of the site.

SECTION 2: PART "B" ANALYSIS OF HISTORIC INTEGRITY.

Analysis of Integrity. (PSMC 8.05.070 (C, 1,b). The site, structure, building or object retains one or more of the following aspects of integrity, as established in the Secretary of the Interior's Standards: integrity of design, materials, workmanship, location, setting, feeling, or association.

The Rubin Building is evaluated based on the following topics of integrity based on the Secretary of the Interior's Standards:

Location.

The building is in its original location on the lot; therefore, the integrity of location is met.

Design.

The two-story mixed-use building evokes a sense of retail shopping seen in areas like Hollywood or Beverly Hills in the 1940s and 1950s. The front elevation is composed of two simple display windows that project outward, each set above a masonry planter and topped with a thin metal roof. The massing of the building feels solid with limited ornamentation but the ground floor entrance, projecting storefront windows, and the second-floor balcony create articulation to the front fayade. The center arcade divides the commercial/retail spaces symmetrically, and the front two suites use Doric columns and 1 City of Palm Springs Citywide Historic Context Statement "Palm Springs Between the Wars ( 1919-1941 )", 49.

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October 7, 2025
decorative wood paneled doors to emphasize the Regency Revival style for the building.

The open-air atrium provides natural light into the arcade space, and the stairs lead up to the residential units above. The railings and other decorative motifs found throughout the building help contribute to the architectural style of the building. The original drawings show little change to the design and layout of the building. HSPB finds the existing condition exhibits a high level of design integrity.

Setting.

Materials.

Workmanship.

The workmanship of the building is apparent in the architectural details that remain intact.

The windows, storefronts, wooden doors and stone veneer are in good condition and demonstrate a high level of workmanship. HSPB finds the integrity of workmanship is met.

Feeling.

The repeating storefronts and regency style continue to be the unifying aesthetic throughout the building. The integrity of feeling is met.

Association.

SECTION 3: DEFINING HISTORIC CHARACTERISTICS
In considering a recommendation for historic resource designation it is important to distinguish those physical elements that are original or from the period of significance from alterations, additions or features that were added at a later time. Distinguishing original character-defining features from non-original elements assists the HSPB when it is tasked with evaluating future alterations to the historic resource.

Character-defining features of the resource are as follows:
• Mixed-use commercial arcade typology
• Commercial shopping arcade that extends the entire length of the building • Symmetry of design with storefronts on either side of the arcade Item 2B - Page 98
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Resolution No. HSPB #167 - The Rubin Building Page 5 of6 October 7, 2025
o Recessed and angled doors of the storefronts. (Reference original drawings for exact design dimensions.)
• Octagonal lightwell feature
• Open space between the residential units on the second floor • Low pitch side-gabled rooflines over residential units • Second floor chimneys (fireplace) • Wood siding on the second-floor exterior walls of the residential units • Wide overhanging eaves, including the front fac;ade display windows • Vertically set wood paneling and cornice trim restored • Concrete masonry brick construction • Flat front fac;ade with upper balcony created by opening rectangular space in the front elevation
• Painted, cast metal tracery used on staircases, upper balcony and wall cresting • Flagstone veneer bulkhead window units and trim
• Projecting front display windows with metal trim
• Display windows in arcade with stainless steel and wood framing • Large, fixed, single panels of glass used for each arcade unit and front display windows
• Front planters with butt-end flagstone veneer finish
• Wood doors and their surrounds
• Transom openings above the doors inside the arcade
• Steel framed casement windows and bay windows inside the residential units • Shutters on the windows for the second-floor apartments • Fluorescent light fixtures in the arcade
• Extruded canned light fixtures on the front elevation under the eaves • Angled wooden doors for the commercial units • Small rectangular window opening on the north elevation of the residential unit visible from the street
• Flowerpot holders/indentations built into the residential balcony • Flagstone pavers inside the arcade and exterior stairs Non-contributing elements:
• Green granite around the entrance to the ground floor arcade on the front fac;ade • Lettering "Galleria" on the front fac;ade
• Front entrance gate (replaced a shorter metal gate from 2014-2016) • Security gates used at the ground level of the penthouse stairwells • Rear gate (date unknown) • Rooftop mechanical equipment • Two free-standing lion sculptures at the front of the property • Enclosed storefront door inside the arcade
SECTION 4: ENVIRONMENTAL ASSESSMENT
The proposed historic resource designation is not subject to the California Environmental Quality Act (CEQA) pursuant to Sections 15060(c)(2) (the activity will not result in a direct Item 2B - Page 99
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Resolution No. HSPB #167 - The Rubin Building

Page 6 ends

October 7, 2025
or reasonably foreseeable indirect physical change in the environment) and 15060(c)(3) (the activity is not a project as defined in Section 15378) of the CEQA Guidelines, California Code of Regulations, Title 14, Chapter 3, because it has no potential for resulting in physical changes to the environment, directly or indirectly.

SECTION 5: CONDITIONS THAT APPLY TO CLASS 1 HISTORIC SITES.

According to Section 8.05 of the Municipal Code, the following shall apply to a Class 1 Historic Resource:

1. It shall meet the definition of a Class 1 historic site as outlined in Municipal Code Section 8.05.020.

2. An archival file on the property shall be maintained by the City.

3. It may be qualified as 'historic' at the federal, state, and/or county level.

4. The structure/site may not be modified nor objects removed without following the procedures outlined in Municipal Code Section 8.05.110 "Demolition or Alteration of Class 1 and Class 2 Historic Resources - Certificate of Appropriateness".

5. A marker explaining the historic nature of the site may be installed at the site in a location viewable from the public way.

6. Compliance with all rules and regulations for Historic Sites and Historic Districts under Chapter 8.05 of the Municipal Code shall be required.

7. The site shall not be further subdivided.

8. The City Clerk shall submit the Council Resolution to the County recorder for recordation within 90 days of the effective date of the Council's resolution.

Based upon the foregoing, the Historic Site Preservation Board recommends that the City Council designate The Rubin Building located at 457 North Palm Canyon Drive, a Class 1 Historic Resource (HSPB #167).

ADOPTED THIS SEVENTH DAY OF OCTOBER 2025. AYES:

NOES:

ABSENT: ABSTAIN: ATTEST:

Hansen, Bachman, Maschka Hitchcock, Moruzzi, Mccready, Paonessa.

None.

Herr.

None.

CITY OF PALM SPRINGS, CALIFORNIA
Director of Planning Services
Item 2B - Page 100

HISTORIC SITE PRESERVATION BOARD

STAFF REPORT
DATE: October 7, 2025 PUBLIC HEARING
SUBJECT: APPLICATION BY REST AREA LLC FOR HISTORIC SITE DESIGNATION OF “THE RUBIN BUILDING” LOCATED AT 457 NORTH PALM CANYON DRIVE, (APN 513-082-007) CASE: HSPB #167 (SY)
FROM: Department of Planning Services

SUMMARY
This request for Class 1 historic designation is an owner-initiated application. This mixeduse building features commercial use on the ground floor and residential use on the second floor. The building was designed by architect Albert Raymond Walker during the post-World War II period. The period of significance for this site is 1946.

If designated as a historic resource, the property would be subject to the regulations outlined in Section 8.05 of the Palm Springs Municipal Code.

RECOMMENDATION:

1. Open the public hearing and receive public testimony.

2. Close the public hearing and adopt Resolution HSPB #167, “A RESOLUTION OF

THE HISTORIC SITE PRESERVATION BOARD OF THE CITY OF PALM

SPRINGS, CALIFORNIA, RECOMMENDING THAT THE CITY COUNCIL DESIGNATE “THE RUBIN BUILDING” LOCATED AT 457 NORTH PALM CANYON DRIVE, AS A CLASS 1 (LANDMARK) HISTORIC RESOURCE, HSPB #167, SUBJECT TO CONDITIONS (APN #513-082-007).”
BACKGROUND AND SETTING:

The rise of a prosperous middle-class changed the course of development in Palm Springs during the postwar period. Innovative forms of multi-family residential housing and ownership options began to emerge during this period to accommodate a growing population. Although the Rubin Building was first constructed as a commercial building, some of the spaces were soon converted to residential use. On ground level, there is a central arcade with commercial/retail spaces on either side and the stairs at the end of the arcade provide access to the residential units on the top floor. Designed in the Regency Revival style, the building has a symmetrical façade adorned with Neoclassical Item 2B - Page 101
elements like Doric columns, decorative iron railings and balconettes.1 The building sits on an internal lot with a total of 10 commercial/retails spaces and 4 residential apartments.

It is a notable example of Regency Revival architecture by architect Albert Walker.

AERIAL VIEW OF THE SUBJECT PARCEL.

EAST (FRONT) ELEVATION FROM NORTH PALM CANYON, 2025.

Related Relevant City Actions by HSPB, Planning, Fire, Building, etc.

October, 2025 Site inspection by members of the HSPB and City Staff.

Ownership Status
March, 2025 Purchased by the current owner.
1 City of Palm Springs Citywide Historic Context Statement “Architectural Styles”, 359.

I
J
~
I -
Item 2B - Page 102
Historic Context Statement “Post-World War II (1945-1969)” Palm Springs entered a period of economic vitality during the postwar period. Various architectural styles contributed to a diverse cityscape, while mixed-use development in the downtown area affirms the changing needs of the city.

Context: Post-World War II Palm Springs (1945-1969)
Theme: Post World War II Commercial Development (1945-1969) Sub-theme: Retail and Entertainment Development (1945-1969) Registration Requirements: To be eligible under this theme, a property must:
 Date from the period of significance; and
 Represent important patterns and trends in commercial development from this period; or construction; or be associated with a significant architect or designer; and
 Display most of the character-defining features of the property type or style; and
 Retain the essential aspects of historic integrity.

Theme: Post World War II Multi-Family Residential Development (1945-1969) Registration Requirements: To be eligible under this theme, a property must:
 Date from the period of significance; and
 Represent important patterns and trends in multi-family residential development from this period; or construction; or be associated with a significant architect or designer; or
 Represents an important or rare multi-family residential property type; and
 Display most of the character-defining features of the property type or style; and
 Retain the essential aspects of historic integrity.

Context: Architectural Styles & Local Practitioners
Theme: Modern Styles of the Post-World War II Era
Sub-theme: Regency Revival
Registration Requirements: To be eligible under this theme as an excellent example of its architectural style, a property must:
 Retain most – though not necessarily all – of the character-defining features of the style, and continue to exhibit its historic appearance  If important for illustrating a particular architectural style or construction technique, must retain most of the physical features that constitute that style or technique.

ANALYSIS:

A historic resources report (“the report”), site visit, and city documents and forms are the basis of this staff report. Since its completion in 1946, building records indicate only minor alterations and the property continues to function as a mixed-use building.

Item 2B - Page 103
Historic Preservation activities in Palm Springs are regulated under Municipal Code Section 8.05 (“Historic Preservation”). The purpose of the Historic Preservation Ordinance is:
“…to stabilize and improve buildings, structures or areas which are considered to be of historical, architectural, archaeological or ecological value, to foster civic beauty, to strengthen the local economy and to promote the use of historic resources for the education and welfare of the citizens.” Conditions that apply to Class 1 historic sites or resources:

1. It shall meet the definition of a historic site as outlined in Municipal Code Section

8.05.020.

2. An archival file shall be maintained on the property by the City.

3. It may be qualified as ‘historic’ at the federal, state, and/or county level.

4. A marker explaining the historic nature of the site may be installed in a location viewable from the public way.

5. Compliance with all rules and regulations for Historic Resources and Historic Districts under Chapter 8.05 of the Municipal Code.

6. If designated, the findings in support of designation shall be stated in a resolution of the City Council that shall be recorded with the County Recorders’ office within 90 days of the effective date of the Council’s resolution.

Evaluation of the Application. Pursuant to Municipal Code Section 8.05.070 (C,1,a), the HSPB shall evaluate the application and make findings in conformance with the following criteria:

Criteria for the Designation of Class 1 Historic Resources. A site, structure, building or object may be designated as a Class 1 historic resource, provided both of the following findings (“a” and “b”) are met:
a. The site, structure, building or object exhibits exceptional historic significance and meets one or more of the criteria listed below:
457 N. Palm Canyon is a two-story mixed-use building set back from the property line with a prominent storefront viewable from the street. The exterior appearance of the building is largely unchanged from the original design. The following is an analysis of the criterion and integrity findings for historic designation. (Criterion i) The resource is associated with events that have made a meaningful contribution to the nation, state or community; No meaningful event is associated with this site, thus does not qualify under Criterion i. (Criterion ii) The resource is associated with the lives of persons who made a meaningful contribution to national, state or local history; Item 2B - Page 104
The building was originally constructed for the Beverly Hills furrier, Isador Rubin. Although he was a successful and prominent businessman in the Southern California region, he does not meet the threshold for significance under this criterion. (Criterion iii) The resource reflects or exemplifies a particular period of national, state or local history;
The postwar period in Palm Springs was a time of growth, transition, and expression.

Architectural experimentation became an identity, and mixed-use buildings became a solution for the diverse needs of a growing city. The Rubin Building is a unique example of the Regency Revival style in the commercial core. The building’s scale, ground floor arcade and delicate architectural detailing bridge the transition from Spanish Revival to the Modern architecture. The design intent was to create the feeling of “a row of shops” was achieved by laying out the retail spaces along an arcade. The building reflects the transition of architectural styles and uses specific to the period. This criterion is met. (Criterion iv) The resource embodies the distinctive characteristics of a type, period or method of construction;
Unlike the National Register criterion concerning construction, the Palm Springs evaluation of construction addresses the type (of construction), the period (of construction) and the method (of construction). The building was constructed with steel frames and concrete masonry units. While not a commonly used method of construction for residential homes or small commercial buildings, this method of construction was not distinctive or uncommon. Criterion iv is not met.
(Criterion v) The resource presents the work of a master builder, designer, artist, or architect whose individual genius influenced his age, or that possesses high artistic value;
Albert R. Walker is a renowned architect attributed to designing numerous landmark structures in Los Angles, including the Beverly Wilshire Hotel, the United Artist Theater, and the Oviatt Building. Albert Walker and Percy Eisen also designed the original El Mirador Hotel in Palm Springs which opened in 1927.
2 From 1941 to 1954, Walker formed
a partnership with Kalionzes and Zerbe and designed the Rubin Building in 1946. The report findings conclude that 457 N. Palm Canyon Drive is a rare and exceptional example of a Regency Revival design by this office with nearly 95% of the original design intact.

Matching the scale of the surrounding area, this mixed-use building is a good representation of the firm’s work and accurately reflects the needs of the period. Criterion v for historic significance is met.
(Criterion vi) The resource represents a significant and distinguishable entity whose components may lack individual distinction, as used in 2 City of Palm Springs Citywide Historic Context Statement “Palm Springs Between the Wars (1919-1941)”, 49.

Item 2B - Page 105
evaluating applications for designation of historic districts, for parcels on which more than one entity exists; or
The resource is not within a historic district and does not qualify under Criterion vi. (Criterion vii) The resource has yielded or may be likely to yield information important to national, state or local history or prehistory.

No information is available on any pre-historic significance of the site.

Analysis of Integrity. (PSMC 8.05.070 (C,1,b). The site, structure, building or object retains one or more of the following aspects of integrity, as established in the Secretary of the Interior’s Standards: integrity of design, materials, workmanship, location, setting, feeling, or association.

The Rubin Building is evaluated based on the following topics of integrity based on the Secretary of the Interior’s Standards:

Location.

The building is in its original location on the lot; therefore, the integrity of location is met.

Design.

The open-air atrium provides natural light into the arcade space, and the stairs lead up to the residential units above. The railings and other decorative motifs found throughout the building help contribute to the architectural style of the building. The original drawings show little change to the design and layout of the building. Staff finds the existing condition exhibits a high level of design integrity.

Setting.

Materials.

Item 2B - Page 106
Workmanship.

The workmanship of the building is apparent in the architectural details that remain intact.

The windows, storefronts, wooden doors and stone veneer are in good condition and demonstrate a high level of workmanship. Staff finds the integrity of workmanship is met.

Feeling.

The repeating storefronts and regency style continue to be the unifying aesthetic throughout the building. The integrity of feeling is met.

Association.

DEFINING HISTORIC CHARACTERISTICS:

In considering a recommendation for historic resource designation it is important to distinguish those physical elements that are original or from the period of significance from alterations, additions or features that were added at a later time. Distinguishing original character-defining features from non-original elements assists the HSPB when it is tasked with evaluating future alterations to the historic resource.

Character-defining features on page 23 of the historic resources report and the staff analysis of important features are listed as follows:
• Wide overhanging eaves, including the front façade display windows • Vertically set wood paneling and cornice trim restored • Concrete masonry brick construction
• Flat front façade with upper balcony created by opening rectangular space in the front elevation
• Painted, cast metal tracery used on staircases and wall cresting • Bulkhead window units and trim
• Front display windows with metal trim
• Display windows in arcade with stainless steel and wood framing • Large, fixed, single panels of glass used for each arcade unit and front display windows
• Front planters with stone veneer finish
• Wood doors and their surrounds
• Transom openings above doors
• Steel framed casement windows on apartments
Non-contributing elements:
• Green granite around the entrance to the ground floor arcade on the front façade • Lettering “Galleria” on the front façade
Item 2B - Page 107
• Front entrance gate (replaced a shorter metal gate from 2014-2016) • Security gates used at the ground level of the penthouse stairwells • Rear gate (date unknown)
• Rooftop equipment
ENVIRONMENTAL ASSESSMENT:

NOTIFICATION:

CONCLUSION:

The Rubin Building meets the definition of a historic resource based on Criterion 3 and 5 of the Palm Springs Historic Preservation Ordinance and meets the necessary integrity findings to support its historic significance; therefore, staff recommends Class 1 Designation as a historic landmark property.

PREPARED BY: Sarah Yoon, Associate Planner/Historic Preservation Officer REVIEWED BY: Anthony Riederer, Assistant Director of Planning Services Attachments:

A. Vicinity Map
B. Draft Resolution
C. Application, related background materials, photos.

Item 2B - Page 108
At the Historic Site Preservation Board meeting of the City of Palm Springs, held October 7, 2025, the Historic Site Preservation Board took the following action:

2.B. AN APPLICATION BY REST AREA LLC, FOR HISTORIC SITE DESIGNATION OF “THE RUBIN BUILDING” LOCATED AT 457 N.

PALM CANYON DRIVE, (APN 513-082-007) CASE: HSPB #167, (SY).

Historic Preservation Officer Yoon presented the staff report and answered questions of the board.

Shaheen Sadeghi, applicant, commented on the request for historic designation application.

Larry Yarchever provided public comment in support of the designation request.

Motion by Member Maschka Hitchcock, seconded by Member Paonessa to adopt the findings with amendments made to the list of character-defining features and more detail about mixed-use typology under criterion 3 and recommend that the City Council designate The Rubin Building (HSPB 167) as a Class 1 historic site. This action is not a project.

AYES: Hansen, Bachman, Moruzzi, Maschka Hitchcock, Paonessa, McCready.

NOES: None.

ABSENT: Herr.

Item 2B - Page 109
C. AN APPEAL OF THE PLANNING COMMISSION’S DECISION TO

ADOPT A MITIGATED NEGATIVE DECLARATION AND APPROVE A
TENTATIVE TRACT MAP (TTM 38843), MAJOR DEVELOPMENT

PERMIT, AND CONDITIONAL USE PERMIT FOR A SEVEN AND NINE STORY 257-ROOM HOTEL BUILDING AND A 6,040 SQUARE FOOT
RESTAURANT BUILDING LOCATED AT 847 EAST ANDREAS ROAD IN SECTION 14 SPECIFIC PLAN AREA. (CASES #DP 2023-0017, CUP 2023-0018, AND STM 2023-0014)
RECOMMENDATION:

1. Open the appeal hearing and receive testimony; and

2. Reject the appeal and accept the Planning Commission’s decision by adopting a Resolution entitled, “ A RESOLUTION OF THE CITY COUNCIL OF

THE CITY OF PALM SPRINGS, CALIFORNIA, DENYING THE APPEAL BY PLAZA VILLAS OWNERS ASSOCIATION AND “SAFER” AND UPHOLDING THE

DECISION OF THE PLANNING COMMISSION FOR THE ADOPTION OF A

MITIGATED NEGATIVE DECLARATION AND THE APPROVAL OF A TENTATIVE TRACT MAP (TTM 38843), A MAJOR DEVELOPMENT PERMIT, AND A

CONDITIONAL USE PERMIT FOR THE DEVELOPMENT OF A NINE STORY HIGH 257-ROOM HOTEL BUILDING AND A 6,040 SQUARE FOOT
RESTAURANT BUILDING LOCATED AT 847 EAST ANDREAS ROAD IN SECTION 14 SPECIFIC PLAN AREA. (CASES #DP 2023-0017, CUP 2023-0018, AND STM 2023-0014).”
Item 2C - Page 1

CITY COUNCIL STAFF REPORT
DATE: November 12, 2025 PUBLIC HEARING
SUBJECT: AN APPEAL OF THE PLANNING COMMISSION’S DECISION TO ADOPT

A MITIGATED NEGATIVE DECLARATION AND APPROVE A TENTATIVE TRACT MAP (TTM 38843), MAJOR DEVELOPMENT PERMIT, AND
CONDITIONAL USE PERMIT FOR A SEVEN AND NINE STORY 257-
ROOM HOTEL BUILDING AND A 6,040 SQUARE FOOT RESTAURANT
BUILDING LOCATED AT 847 EAST ANDREAS ROAD IN SECTION 14 SPECIFIC PLAN AREA. (CASES #DP 2023-0017, CUP 2023-0018, AND STM 2023-0014)
FROM: Scott C. Stiles, City Manager
BY: Planning Department
SUMMARY:

This is an appeal by the Plaza Villas Homeowners Owners Association and the Supporter’s Alliance for Environmental Responsibility (SAFER) to overturn the decision made by the Planning Commission on September 16, 2025, to approve a Tentative Tract Map for a one (1) lot subdivision for condominium purposes, a Major Development Permit and associated Mitigated Negative Declaration (MND) for the redevelopment of a 5.64- acre parking lot with a resort hotel and residential building consisting of 125 hotel rooms and 132 residential condo units in one seven (7) and one nine (9) story building, and a 6,040-square foot freestanding restaurant. A Conditional Use Permit (CUP) is required both for a High-Rise Building per Section 93.04.00 of the Palm Springs Zoning Code (PSZC) and pool bar and rooftop social club per the Section 14 Specific Plan. The development is regulated by the standards of the Section 14 Specific Plan, developed by the Agua Caliente Band of Cahuilla Indians (ACBCI), which allows buildings up to one hundred (100) feet in height with a Conditional Use Permit.

RECOMMENDATION:

1. Open the appeal hearing and receive testimony; and

2. Reject the appeal and accept the Planning Commission’s decision by adopting a Resolution entitled, “ A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF

PALM SPRINGS, CALIFORNIA, DENYING THE APPEAL BY PLAZA VILLAS OWNERS ASSOCIATION AND “SAFER” AND UPHOLDING THE DECISION OF

THE PLANNING COMMISSION FOR THE ADOPTION OF A MITIGATED Item 2C - Page 2

NEGATIVE DECLARATION AND THE APPROVAL OF A TENTATIVE TRACT MAP (TTM 38843), A MAJOR DEVELOPMENT PERMIT, AND A CONDITIONAL USE PERMIT FOR THE DEVELOPMENT OF A NINE STORY HIGH 257-ROOM HOTEL BUILDING AND A 6,040 SQUARE FOOT RESTAURANT BUILDING LOCATED AT 847 EAST ANDREAS ROAD IN SECTION 14 SPECIFIC PLAN AREA. (CASES #DP 2023-0017, CUP 2023-0018, AND STM 2023-0014).” BUSINESS PRINCIPAL DISCLOSURE:

The applicant has submitted a Business Disclosure form stating that the property is owned by Nexus Development Inc., as described in Attachment J.

BACKGROUND:

On September 16, 2025, the Planning Commission voted 4-0-3 (Yes: Weremiuk, Miller, Aylaian, Murphy; absent Rotman, Morrill and Baker) to approve the application with conditions. The history of the application review is summarized in the table below, and the excerpts of the meeting minutes that are relevant to the project are attached to this Staff Report (Attachment G). The Planning Commission’s findings and conditions of approval are attached as Resolution No. 6987 (Attachment E).

The Planning Commission imposed the following conditions to be reviewed by the Architectural Review Committee:

PLN 13. Reduce massing of west tower by stepping back the building corners twenty (20) feet. Revise elevation before ARC review.

PLN 14. Rooftop Social Club to end outdoor music at 10:00 PM and meet the requirements of the Noise Ordinance.

PLN 15. Design of parking garage exterior to screen structure using materials that are cohesive and sympathetic to the adjacent Kaptur Plaza. Revise elevation before ARC review.

PLN 16. Landscape plan to utilize a plant palette that is appropriate to a desert setting.

Revise plans before ARC review.

Pursuant to Palm Springs Zoning Code Section 94.04.00(D)(1)(e), the Planning Commission’s decision of a Development Permit and Conditional Use Permits application is final unless further appeal is made to the City Council in the manner provided by Chapter 2.05 of the Palm Springs Municipal Code. On September 23, 2025, the Supporters Alliance for Environmental Responsibility (“SAFER”) and on October 2, 2025, the Plaza Villas Homeowners Association filed an appeal request in accordance with the applicable law. The Appeal Forms are attached to this staff report (Attachment C & D).

Item 2C - Page 3
Related Relevant City Actions by Planning, Fire, Building, etc. 1/28/2021 Settlement Agreement was signed between the City of Palm Springs and Nexus Development
1/13/2025 Initial Study resulting in a Mitigated Negative Declaration was circulated for a 20-day review period ending on 2-3-25
3/25/2025 Tribal Council of the Agua Caliente Band of Cahuilla Indians reviewed the project and forwarded a set of conditions of approval to the City Council. 8/27/2025 The Initial Study Response to Comments posted to City website 9/16/2025 The Planning Commission adopts Resolution # 6987 adopting a Mitigated Negative Declaration
9/23/2025 An appeal of the Planning Commission decision was filed by SAFER 10/2/2025 An appeal of the Planning Commission decision was filed by the Plaza Villas Homeowners Association
Property Posting
7/20/23 Property posted with “Project Under Consideration” sign DETAILS OF APPLICATION REQUEST:

Site Area

5.64 Acres
General Plan, Zoning and Land Uses of Site & Surrounding Areas Existing General Plan
Designations
Existing Zoning
Designation
Existing Land Use
Site TRC (Tourist-Resort) R-A (Resort Attraction) Parking Lot North HDR (High Density
Residential)
HR (High Density
Residential)
Plaza Villas Condos
South TRC (Tourist-Resort) R-E-O (RetailEntertainment-Office)Kaptur Court East TRC (Tourist-Resort) R-E-O (RetailEntertainment-Office)Renaissance Hotel West TRC (Tourist-Resort) R-A (Resort Attraction) Hilton Hotel Pursuant to Chapter 6: Land Use Regulations and Development Standards of the Section 14 Specific Plan the following standards apply:

Standard Required/ Allowed Provided Comply
Hotel Density 86 rooms per acre 45 rooms per
acre
Y
I
Item 2C - Page 4
Standard Required/ Allowed Provided Comply
Building Height A maximum height of 35 feet shall
be permitted, except for high-rise
buildings subject to a CUP.

Maximum height shall be 100 feet
per Section 14 Specific Plan

99.8 Feet Y
(with CUP)
Open Space For high-rise buildings a minimum of
40% of site area shall be usable
landscaped open space and outdoor
living/rec area
63% open
space
Y
Compatibility with
surrounding
development
The rear and side walls of the
building visible from adjacent lots or
streets shall be finished. Parking
garages shall be screened similar in
color, material, and detail as main
building
Building and garage
finished on all sides
Y
Building Location Buildings to be located as close
as possible to required front
setback
Front yard setback at
62 feet for main hotel Y
Ground Floor
Façade
Treatment
Visual interest along the ground
floor wall in the form of
pedestrian entrances, display
windows, a pedestrian friendly
environment.

Hotel and residence dropoff areas with extensive
landscaping and
restaurant outdoor seating
provide visual interest at
street level
Y
Front Yard
Setback
Minimum setback shall be 20 feet 62 feet on E. Andreas
35 feet on El Segundo
Y
Features
required within
front setback
At least 50% of the front yard
setback shall be decorative
landscaping, the remainder
decorative paving
Extensive landscaping in
street frontages with
decorative paving for
drop-off areas
Y
Side Yard
Setback
A minimum side yard shall be 20
feet
26 feet Y
Rear Yard
Setback
A minimum rear yard shall be 20
feet
30 Feet Y
Item 2C - Page 5
Standard Required/ Allowed Provided Comply
Setbacks for
High-Rise
Buildings
High-rise buildings in Section 14
are exempt from PSZC Section

93.04.00. However, high-rise
buildings shall have a minimum
setback of one (1) foot of horizontal
setback distance from any
residential district for each one (1)
foot of vertical rise of the building.

Additional site-specific setbacks
may be imposed through the CUP
process based on the relationship
of the high-rise building to its
surroundings. (per 93.04.00(C)(3)
132 feet to nearest
residential development
(Plaza Villas)
Y
Minimum Lot
Area
Lots shall be a minimum of two (2)
gross acres
Site consists of 5.64 acres Y
PROPOSED PROJECT:

The Nexus Hotel and Residential Project proposes redeveloping a parking lot with a resort hotel and residential buildings of seven and nine stories consisting of 125 hotel rooms and 132 residential condominium units which will be associated with the hotel and have access to hotel amenities and services, and a 6,040 square foot standalone restaurant.

The hotel also includes a kitchen and back of house areas including offices, housekeeping and similar operation-related space. In total, the Project proposes 374,933 square feet (SF) of hotel and residential building space, 6,040 SF of standalone restaurant space, and 174,933 SF of parking garage space.

The hotel portion of the building will be seven stories, and the residential portion will be nine stories. The Project includes onsite amenities catering to visitors and residents including an onsite parking structure and garage, indoor event space and an event lawn, indoor meeting space, three pools and a pool bar, a hotel ground floor restaurant and bar, a rooftop terrace and social club on the hotel’s 7th floor, and ground floor lounge and fitness center in the residential building.

The hotel portion offers up to 125 hotel rooms and will be located in the west wing of the main building located on the 2nd through 6th floors; the 7th floor consists of a 3,525 SF social club and club terrace. The hotel also includes a 1,716 SF fitness center on the 2nd floor. The maximum height of the hotel portion of the Project, excluding the mechanical units, will be 85 feet 8 inches (seven stories).

The residential portion offers up to 132 residential condo units located in the east wing of the main building. The residential units will be available to add to the hotel room count and required to pay transit occupancy tax (TOT). On a 5.65-acre site, this represents a density of 24 DU/AC, consistent with the allowable density of 30 DU/AC for the TRC Item 2C - Page 6
designation. Residential units are located on the 1st (ground level) through 9th floors. The maximum height of the residential portion is 99’ 8” (9 stories), excluding the mechanical equipment. The standalone restaurant is a single story and located on the southwest quadrant of the site.

Tentative Tract Map:

A Tentative Tract Map (#38843) to merge a total of three (3) existing smaller parcels into one (1) parcel equaling 5.64 acres was submitted as part of the project. The other purpose of the TTM will be for condominium purposes consisting of 132 residential units. These units will be managed by the hotel and can be occupied on a short-term basis.

Conditional Use Permit:

A Conditional Use Permit is required to allow height over thirty-five (35) feet per Section

93.04.00 of the PSZC; the Section 14 Specific Plan allows up to one hundred (100) feet with the approval of a CUP.

Major Development Permit:

The purpose of a Major Development Permit is to ensure that the proposed development is consistent with the Section 14 Specific Plan, the Palm Springs Zoning Code (PSZC) and all regulations and policies of the City; that the location, height, massing, and placement of the proposed development is consistent with applicable standards; and that the necessary infrastructure is in place to serve the proposed development.

APPELLANT’S GROUNDS FOR APPEAL REQUEST:

In the Appeal Form (Attachment C), the appellants explain the basis for filing the appeal request as described in the following paragraphs.

SAFER: The following statement from SAFER’s justification letter explains the basis for their appeal:
“SAFER has concluded that the MND does not adequately analyze the Project’s impacts and that there is a fair argument that the Project may have adverse environmental impacts. We therefore are requesting that the City of Palm Springs prepare and Environmental Impact Report (EIR) for the project.” Plaza Villas Homeowners Association: The Plaza Villas Homeowners Association provide the following points as the basis for their appeal:
• Neighboring owners were not adequately notified as required by the Municipal Code to allow adequate time to attend and submit comments at the Planning Commission meeting.
• The Nexus Hotel & Residential Project (CUP 2023-0018) as approved conflicts with Palm Springs' RA zoning, Section 14 Specific Plan, and the Prairie Schooner Settlement Agreement.

Item 2C - Page 7
• The proposed 9-story, 250-unit project fails to respect the city's midcentury modem architectural character, pedestrian-scale design standards, and mountain view preservation goals.
• The building's massing and height will cast extensive shadows on neighboring properties, adversely affecting sunlight and quality of life. • Noise impacts from outdoor amenities are underestimated and expected to exceed acceptable levels, negatively affecting nearby residents. • The project lacks adequate setbacks, buffers, and design features to mitigate its bulk and preserve neighborhood character.
• The developer made no effort at stakeholdering with neighbors. • The Dream Hotel project, also next to Plaza Villas, has been stalled since 2017.

This raises two concerns: 1) assuming construction resumes, residents of Plaza Villas will have to endure the noise and unsightliness of two construction sites and 2) given the number of stalled hotel projects in Palm Springs, there is the real worry this project could suffer the same fate.
• The Planning Commission was very respectful of the concerns of the Center Court residents during the Dream Hotel approval process. Several meetings were held resulting in modifications (reduction in height) of the original design. It seems the residents of Plaza Villas are not being afforded this level of concern. • Nearby homeowners reasonably expect adjacent development to align with existing zoning height limits (35 feet) and surrounding building scales (5 stories). • The Association requests that the City Council either reverse the Planning Commission' s approval or modify the approval of the CUP.

In response to the Appellants’ letters, the City’s CEQA consultant (Terra Nova Planning) has prepared a response to comments related to environmental concerns and is attached to the Staff Report (Attachment L).

In response to the appeal letter from the Plaza Villas HOA, public noticing was conducted per Section 94.09.00 of the PSZC; and evaluation of the project was conducted per the Section 14 Specific Plan, the General Plan and all zoning development standards and Staff deemed the project compliant.

STAFF ANALYSIS:

On December 21, 2021, the City entered into a Settlement Agreement (Attachment H) with Nexus Development relative to a Federal Court Lawsuit for real property commonly known as the “Prairie Schooner” site which is the subject lot for the proposed project. The City entered into a Parking Lot License Agreement providing for the use of the Prairie Schooner property for public parking purposes until such time that the site develops. The Settlement Agreement determined that Nexus Development will in good faith effort use commercially responsible efforts to pursue development, financing, and construction of a hotel project on the site. The City agreed to take all steps reasonably necessary to expedite the application for the hotel project entitlements, consistent with applicable land Item 2C - Page 8
use and environmental process requirements, such as public hearings, notice and participation requirements.

On September 16, 2025 the Planning Commission held a public hearing and received information provided in the staff report along with testimony from the City environmental consultant and discussed detailed analysis of the Mitigated Negative Declaration (MND).

Additional information was provided by the applicant related to the proposed project and extensive public comments were provided. The Planning Commission voted 4-0-3 to adopt the MND, and approve the Conditional Use Permit and the Major Development Permit.

Staff interpreted and analyzed the Section 14 Specific Plan, General Plan policies and zoning ordinance regulations as they related to high-rise buildings as well as the MND in preparing findings and conditions of approval that supported a recommendation of approval. The following sections of this report provide an analysis of the development’s conformance to applicable regulations and plans.

Section 14 Specific Plan/Zoning Analysis:

The project is located within the boundaries of the Section 14 Specific Plan. Under the Plan, the Project is exempt from the City’s regulations as provided in its zoning codes and subject to a separate set of development regulations and standards which were adopted by ACBCI in consultation with the City. The Project will meet the development standards of the Section 14 Specific plan as it does not exceed the maximum allowed height of 100 feet, at least 40% of the planning area will be allotted for open space, and proper design features will be implemented to ensure the Project’s integration into the existing natural and built environment. The proposed hotel, residential, and restaurant land uses are allowed as permitted and conditionally permitted uses in the Resort Attraction designation. The LUPs are for the standalone, full-service restaurant, hotel restaurant and bar, and coffee shop. The CUP is for the pool bar and roof top social club and to permit the height as required by the code. All the proposed commercial/retail shops are either permitted or conditionally permitted with applicable permits. The Project is consistent with the Specific Plan land use and development regulations.

The Project design and components adhere to the development standards established by the Section 14 Specific Plan for commercial development, per its RA designation.

The Project will be subject to the following Specific Plan regulations and design standards:
• Building Height: No onsite structure, classified as a high-rise building, shall exceed 100 feet, not including equipment on the building. • Open Space: At least 40 percent of the site area shall be developed for usable landscaped open space and outdoor living and recreation area. • Compatibility: The rear and side walls of buildings which are visible from adjacent lots or streets shall be treated with an equivalent design quality as the front wall. The walls of any parking structure shall be similar in color, material, and architectural detail with the building it serves.

Item 2C - Page 9
• Building Location: Buildings should be located as close as possible to the required front setback.
• Ground Floor Façade Treatment: Visual interest shall be provided with decorative walls, trellises, landscaping, and other devices for any building not within 25 feet of a primary frontage (i.e. Tahquitz Canyon Way and Indian Canyon Drive).
• Setback for High-Rise Buildings: A minimum setback of one (1) foot of horizontal setback distance from any residential district for each one (1) foot of vertical rise of the building.

The Agua Caliente Band of Cahuilla Indians Tribal Council reviewed the proposal at the March 25, 2025, meeting and recommends approval of the project subject to the following conditions:

1. All Washingtonia Robusta/Mexican Fan Palms shown on the Preliminary landscape plans shall be removed and or/replaced with Washingtonia Filifera/California Fan Palms.

2. The presence of an approved Agua Caliente Native American Cultural Resource Monitor shall be present during any ground disturbance activities (including archeological testing and surveys). Should buried cultural deposits be encountered, the Monitor may request that destructive construction halt and the Monitor shall notify a qualified Archaeologist (Secretary of the Interior’s Standards and Guidelines) to investigate and, if necessary, prepare a mitigation plan for submission to the State Historic Preservation Officer and the Agua Caliente Tribal Historic Preservation Office.

Site Plan:

The proposed project is in the Section 14 Specific Plan area that has its own land use regulations and development standards which the project has been evaluated against.

The specific plan is meant to provide guidelines for uses that builds upon the existing strengths of the area, offers the desired elements that are currently missing in Downtown and comprehensively coordinates and connects the area’s development. The large undeveloped 5.64-acre lot allows for the type of large-scale resort hotel development meant to support the adjacent convention center and other tourist activities in the city.

The proposed plan meets all the standards set out in the Section 14 Specific Plan. The site plan places the main hotel and residence buildings in an “L” shape configuration around the outdoor amenities including multiple pools, event spaces, and patios. The placement of the large structure reflects the rectangular nature of the lot and meets the setbacks for a high-rise building. The amenities portion on the ground floor will be internal to the resort hotel with two pools separated by the event lawn and flex/ballroom. The main entrance to the hotel and residences is on East Andreas Road with two separate drop-off areas for each component. The five (5) level garage is located on the southeast side of the building with little visual impact on the street. A 6,040-square foot freestanding restaurant will front North Calle El Segundo with a separate drop-off motor court. A 5,023- square foot ballroom/Flex Space is placed at the south center portion of the site. A twoway driveway wraps the site to the south providing back of house operations, garage deck Item 2C - Page 10
parking access, and fire access. The project as designed meets the development standards and does not require any variances or deviations.

Access and Circulation:

The Project current site boundaries are defined by East Andreas Road to the north, Kaptur Court to the south, an alley way to the east, and North Calle El Segundo to the west. The Project proposes the development/improvement of two alley ways along the site’s eastern and southern perimeter which are to be accessible from North Calle El Segundo and East Andreas Road. Access to the Project site is as follows:

Parking:

The parking standards are set forth in the Section 14 Specific Plan and the proposed project consists of a hotel, condominium units, meeting spaces, restaurant, rooftop social club, fitness center, and various back-of-house operations. Parking is to be provided in an underground garage for 100 spaces below the hotel and joint lobby area. The remaining 400 spaces will be provided in a five (5) level garage attached to the residential tower. The parking is calculated with joint use meaning that a hotel guest/resident may use the on-site restaurant, ballroom, or social club and occupy one designated parking space. Each of the intended uses has been analyzed based upon the number of units and the square footages for each ancillary use as follows:

Parking Parking Ratio Spaces
Hotel • 1 space per room, up to 50
• .75 space per room over 50
50 spaces
56 spaces
Residential • 1.25 for 1 BR unit
• 1.50 for 2 BR units
• 2.25 for 3 BR units
• 1 guest space for every 4 units
50 spaces
78 spaces
68 spaces
31 spaces
Restaurant/Ballroom • 1 space per 60 sf of restaurant and other areas + additional 20% for
employees
• 1 space for 30 sf of largest public space
(ballroom)
46 spaces
120 spaces
Total Parking Required:

Total Parking Provided:
497 spaces
500 spaces
The parking is configured as follows:
• Underground Garage: Located underneath the hotel portion of the main building, or northeast portion of the planning area, the underground garage consists of 100 standard parking spaces with elevator access to the ground floor. The garage will be utilized by the restaurant valet, visitors, and the public. • Parking Structure: Located on the southeast corner of the site, and accessed at two points, one on the west side of Alley Way bounding the site’s eastern side and the second access point on the north side of the Alley Way bounding the site’s southern side. The parking structure consists of five (5) levels, with Item 2C - Page 11
the ground level providing 80 parking spaces, level 2, 3, and 4 each providing 85 standard parking spaces, and level 5 providing 65 parking spaces, for a total of 400 spaces. The structure will be attached to the residential portion of the main building, providing residents with direct access.

Mass and Scale – High-Rise Consideration:

The proposed building will have a maximum height of one hundred (100) feet equaling nine stories. A mechanical service area and elevator shaft will extend an additional fifteen (15) feet above the top roof line. The Section 14 Specific Plan permits buildings of the proposed height with a Conditional Use Permit per Section 94.02.00 of the PSZC and approved by the Planning Commission. The development standards require greater setbacks for the taller building and the proposed development complies by providing 132 feet from the nearest residential development with extensive landscaping and open space along East Andreas Road and North Calle El Segundo. The location of the building adjacent to the Plaza Villa condominium complex requires the building to have a greater setback. The attached exhibits include a solar study showing how the building’s height will cast shadows at different times of the year (see Attachment M, page 27). The greatest shade will occur at the winter solstice when the sun is at its lowest point per the study. According to the analysis, a small strip along the southern boundary of the Plaza Villas will experience shade during portions of the days surrounding the winter solstice.

The Section 14 Specific Plan, as detailed in the intent of the document, states that developments should achieve the following goals:
• Maximize and coordinate the development potential of Indian Trust and fee lands in Section 14.
• Ensure compatibility with existing, proposed, and planned development in the Downtown area.
• Encourage the revitalization of existing uses and as well as the development of new uses.
• Plan for infrastructure (streets and utilities) to support the proposed uses. • Encourage high-quality development, architecture, and landscape continuity.

The proposed resort hotel meets the intent of the Section 14 Specific Plan as the project is compatible with adjacent hotels and Downtown developments; provides for the redevelopment of the existing parking lot; and proposed building design is of high-quality with the use of superior building materials, and extensive landscaping/open space and the proposed building height is consistent with the Specific Plan.

Building Design and Landscaping:

Architectural details and landscaping will be reviewed by the Architectural Review Committee (ARC) pending the outcome of this appeal hearing.

Conclusion:

As the proposed development conforms to the requirements of the Palm Springs Zoning Item 2C - Page 12
Code and the Section 14 Specific Plan, and has been properly analyzed and conditioned for any potential environmental impacts as required under the California Environmental Quality Act (CEQA), staff recommends that the appeal be rejected and that the project be approved subject to the conditions of approval imposed by the Planning Commission.

ENVIRONMENTAL ASSESSMENT:

An Initial Study (IS) resulting in a Mitigated Negative Declaration (MND) was available for public viewing with a 20-day comment period beginning on January 13, 2025 and ending on February 3, 2025. The Initial Study analyzed the following: Aesthetics, Air Quality, Biological Resources, Cultural Resources, Energy Resources, Geology and Soils, Greenhouse Gas Emissions, Hazardous Materials, Hydrology and Water Quality, Noise, Population and Housing, Public Services, Transportation, Tribal Cultural Resources, and Utilities and Service Systems.

ALIGNMENT WITH STRATEGIC PLANNING:

The project proposes the development of a vacant 5.65-acre parcel for a 257-room resort hotel that will add to the overall room count and will support activities at the Palm Springs Convention Center.

FISCAL IMPACT:

None.

REVIEWED BY:

Department Director: Christopher Hadwin
Assistant City Manager: Flinn Fagg
City Manager: Scott Stiles
ATTACHMENTS:

A. Vicinity Map
B. City Council Draft Resolution
C. Letter of Appeal from SAFER filed 9-23-25
D. Letter of Appeal from the Plaza Villas HOA filed on 10-2-2025 E. Planning Commission Resolution # 6987
F. Planning Commission Minutes Excerpts of 9-16-2025
G. Planning Commission Staff Report 9-16-2025
H. Settlement Agreement
I. Letter from Applicant – Response to Appeal
J. Business Disclosure Form
K. Letter from Agua Caliente Band of Cahuilla Indians
L. Response to Comments to SAFER from CEQA Consultant
M. Site Plan and Building Elevations
Item 2C - Page 13

ATTACHMENT
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Item 2C - Page 15

ATTACHMENT B
Item 2C - Page 16
RESOLUTION NO. _____

A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF PALM SPRINGS

CALIFORNIA DENYING THE APPEAL BY SAFER AND PLAZA VILLAS HOA AND UPHOLDING THE PLANNING COMMISSION’S DECISION TO ADOPT

A MITIGATED NEGATIVE DECLARATION AND THE APPROVAL OF A
TENTATIVE TRACT MAP (TTM 38843), A MAJOR DEVELOPMENT

PERMIT, AND A CONDITIONAL USE PERMIT FOR THE DEVELOPMENT OF A NINE STORY HIGH 257-ROOM HOTEL BUILDING AND A 6,040 SQUARE FOOT RESTAURANT BUILDING LOCATED AT 847 EAST
ANDREAS ROAD IN SECTION 14 SPECIFIC PLAN AREA. (CASES #DP 2023-0017, CUP 2023-0018, AND STM 2023-0014) (GM)
A. Nexus Development, (“Applicant”) submitted an application with the City pursuant to Section 66474 of the Subdivision Map Act for a Tentative Tract Map; per the Section 14 Specific Plan and Section 94.04.01(D) of the Palm Springs Zoning Code (PSZC) for a Major Development Permit; and Section 93.04.00 – High-Rise Buildings per a Conditional Use Permit for the for the redevelopment of a 5.64-acre existing paved parking lot site with a nine-story resort hotel, a residential building consisting of 125 hotel rooms and 132 residential condo units, and a 6,040-square foot freestanding restaurant building.

B. On January 28, 2021, the City Council signed a Settlement Agreement with Nexus Development relative to a Federal Court Lawsuit for real property commonly known as the “Prairie Schooner” site which is the subject lot for the proposed project. The Settlement Agreement determined that Nexus Development will in good faith effort use commercially responsible efforts to pursue development, financing, and construction of a hotel project on the site. The City agreed to take all steps reasonably necessary to expedite the application for the hotel project entitlements, consistent with applicable land use and environmental process requirements, such as public hearings, notice and participation requirements.

C. On September 16, 2025, a public hearing on the proposed Tentative Tract Map, Major Development Permit, and Conditional Use Permit applications including the adoption of a Mitigated Negative Declaration per CEQA was held by the Planning Commission in accordance with applicable law.

D. On September 16, 2025, the Planning Commission reviewed and voted 4-0-3 (Weremiuk, Miller, Murphy, Aylaian) to adopt the Mitigated Negative Declaration, approve a Major Development Permit and Conditional Use Permit for High-Rise Building with conditions as the project is in conformance with the Section 14 Specific Plan, General Plan and Zoning.

E. On September 23, 2025, Supporters Alliance for Environmental Responsibility filed an appeal to the City Council of the September 16, 2025 decision to approve Cases DP 2023-0017, CUP 2023-0018 and STM 2023-0014 in accordance with applicable law.

F. On October 2, 2025, Plaza Villas Homeowners Association filed an appeal to the City Council of the September 16, 2025 decision to approve Cases DP 2023-0017, CUP 2023-0018 and STM 2023-0014 in accordance with applicable law.

Item 2C - Page 17
G. On November 12, 2025, an appeal hearing on Cases DP 2023-0017, CUP 2023- 0018 and STM 2023-0014 was held by the City Council in accordance with applicable law.

H. An Initial Study (IS) has been prepared for the proposed “project” resulting in a Mitigated Negative Declaration (MND) which was available for public viewing with a 20- day comment period beginning on January 13, 2025 and ending on February 3, 2025.

The Initial Study analyzed the following: Aesthetics, Air Quality, Biological Resources, Cultural Resources, Energy Resources, Geology and Soils, Greenhouse Gas Emissions, Hazardous Materials, Hydrology and Water Quality, Noise, Population and Housing, Public Services, Transportation, Tribal Cultural Resources, and Utilities and Service Systems. The site is in the Section 14 Specific Plan and is a by-right use for a resort hotel and is in conformance with the General Plan and zoning, and no variances or exceptions are required.

I. The City Council has carefully reviewed and considered all of the evidence presented in connection with the meeting on the Project, including but not limited to the staff report, all environmental data including the Initial Study resulting in a Mitigated Negative Declaration prepared for the project and all written and oral testimony presented.

J. Pursuant to Section 66474 of the Subdivision Map Act, the following findings for the Tentative Tract Map 38842 are made by the City Council:

1. The proposed Tentative Tract Map or Tentative Parcel Map is consistent with all applicable general and specific plans.

The Tentative Tract Map (TTM) will merge a total of three (3) existing smaller parcels into one (1) parcel for condominium purposes. The final lot will equal 5.64- acres in size for the purpose of future hotel and residential condominium development consistent with the Section 14 Specific Plan land use designation of Tourist-Resort-Commercial (TRC). The Tourist-Resort-Commercial (TRC) land use provides for large-scale resort hotels including a broad range of ancillary uses principally serving tourists. It is intended that the primary use in any TRC area shall be hotel/tourist-related uses; if residential uses are proposed (timeshares, condominiums) they shall be secondary use to the proposed hotel use.

Specific goals and policies of the TRC include:

GOAL LU1: Establish a balanced pattern of land uses that complements the pattern and character of existing uses, offers opportunities for the intensification of key targeted sites, minimizes adverse environmental impacts, and has positive economic results.

LU1.1 Ensure that development meets or exceeds requirements and standards specified within each land use designation.

LU1.4 Encourage the expansion of existing facilities or the introduction of new uses that are of significant importance and contribute exceptional benefits to Item 2C - Page 18
the City.

Consistency Analysis: The TTM resulting lot allows for hotel and residential development in the City’s Downtown core, extending the resort hotel inventory in the City’s resort center. The Section 14 Specific Plan identifies this site for hotel attraction development, and the Project implements that land use. The Project is designed consistent with the development standards of the Specific Plan and consists of detailed architecture and landscape architecture plans that will enhance the character of the Downtown area. The Project will also generate new sales, transient occupancy and property tax, providing revenue for General Fund expenditures to benefit existing and future City residents. The proposed project will meet the stated goals above and the finding has been met.

2. The design and improvements of the proposed Tentative Parcel Map are consistent with the zone in which the property is located.

The subject 5.64-acre parcel is currently zoned RA (Resort Attraction) which allows for large-scale resort hotel complexes, hotels, and major commercial attractions integrated with retail and entertainment facilities. The approval of the TTM will allow for development consistent with the RA zone and land uses per the TRC designation. Any new project would be consistent with underlying zoning and General Plan Land Use designation and continue through the required entitlement process reviewed by the Planning Commission and the finding has been met.

3. The site is physically suited for this type of development.

The parcel is physically suited for a large-scale resort hotel/residences development as it is currently an undeveloped and underutilized parking lot. The

5.64-acre parcel located in Section 14 adjacent to the Convention Center and Downtown area is an appropriate location for the propose project. The vacant lot is relatively flat with a gentle slope downward from north to south. The parcel is adequate in size to accommodate the intended use that would be consistent with the designated land use. Access will be via existing streets of East Andreas Road and North Calle El Segundo. Proposed conditions of approval will address all required site modifications consistent with City Standards and will assure safe access to the development and the finding has been met.

4. The site is physically suited for the proposed density of development.

The Tentative Tract Map will allow the parcel to be developed with a nine-story resort hotel and residential building consisting of 125 hotel rooms and 132 residential condominium units which will be associated with the hotel and have access to hotel amenities and services; and a 6,040 square foot stand-alone restaurant. The proposed TTM will result in the merger of three (3) existing smaller parcels into one (1) parcel. The final lot will be 5.64-acres and is physically suited for the proposed development at a density consistent with the TRC land use designation. The Item 2C - Page 19
proposed project represents a density of 25 DU/AC, consistent with the allowable density of 30 DU/AC in the TRC designation. The approval of the TTM will allow for the development in a manner that is consistent with the TRC land use and development standards of the RA zone and the finding has been met.

5. The design of the subdivision is not likely to cause environmental damage or substantially and avoidably injure fish, wildlife, or their habitats.

The subject site is a flat existing parking lot. The TTM project has been analyzed in an Intial Study (IS) resulting in a Mitigated Negative Declaration (MND) as part of the development process. The approval of the TTM into one (1) parcel with intended development has the potential to have impacts on the environment, however as the IS has determined that implementation of mitigation measures will reduce any impacts to less than significant as a result of the proposed tract map and the finding has been met.

6. The design of the subdivision or type of improvements is not likely to cause serious public health problems.

Any development of the site would be consistent with Section 94.04 of the Palm Springs Zoning Code requiring further review by the Planning Commission and Architectural Review Committee for proposed building elevations, site and landscape plans. Any development will be designed in a way that meets and exceeds City Standards and will include connections to all public utilities including water and sewer systems. The development will have appropriately designed and constructed streets and internal private driveways built to City standards providing ingress/egress.

7. The design of the subdivision or type of improvements will not conflict with easements, acquired by the public at large, for access through or use of the property within the proposed subdivision.

The Tentative Tract Map shows a vacated street named Calle Alvarado which will be incorporated into the proposed development. There are no other easements as shown on TTM 38843. Any proposed development will need to take into consideration any easements and propose a design that does not encroach, and the finding has been met.

K. Pursuant to Section 94.04.01(D) of the Palm Springs Zoning Code (PSZC) for a Major Development Permit the following findings are made by the City Council:

1. The proposed project is consistent with the General Plan and any applicable specific plan;
The development proposes constructing a nine-story resort hotel and residential building consisting of 125 hotel rooms and 132 residential condominium units which will be associated with the hotel and have access to hotel amenities and services; and a 6,040 square foot stand-alone restaurant. The project is in an area Item 2C - Page 20
designated as Tourist-Resort-Commercial (TRC) per the Section 14 Specific Plan with a corresponding zoning classification of RA (Resort Attraction). The project as proposed is a by-right use in the RA zone with a Conditional Use Permit for high-rise building consideration and is consistent with the Section 14 Specific Plan and the development also supports the following goals and policies:

GOAL LU7: Maintain and enhance the City’s status and image as a premier resort destination and cultural center in the Coachella Valley.

LU7.1 Encourage a diversity of high-quality commercial uses, attractive to both the resident and the visitor, including retail, entertainment, cultural, and food sales, in appropriate areas of the City.

LU7.2 Ensure that visitor-serving uses such as hotels, restaurants, and entertainment uses that generate high levels of activity are developed in close proximity to the Palm Springs Convention Center.

Consistency Analysis: The Project will result in a first class resort hotel with all of the amenities expected in Palm Springs’ resort environment. It will also include residential development in the City’s core, and provide new retail and dining opportunities for the City. The Project will also provide a new hotel to support the Convention Center which will be within an easy walking distance to the conference rooms and activities at that location.

GOAL LU8: Strategically introduce mixed- and multi-use infill projects in underutilizedareas to create neighborhood activity centers serving the day-today needs of nearby residents, employees, and visitors.

LU8.1 Encourage new mixed/multi-use developments in areas that are currently vacant or underutilized.

LU8.4 Allow designated mixed/multi-use areas to contain buildings that are taller than the surrounding neighborhood.

LU8.7 Onsite parking is encouraged to be accessed from side streets or public alleys to minimize traffic impacts on major streets and to avoid interruption in the street-front design of commercial centers.

Consistency Analysis: The Project will provide resort, commercial and residential land uses in the City’s central core, and eliminate an under-used parking lot. The structures proposed will be consistent with the high-rise provisions of the Section 14 Specific Plan, and introduce a parking structure with alleyway access.

2. The proposed uses are in conformance to the uses permitted in the zone district where the site is located, and are not detrimental to adjacent properties or residents;
The subject parcel is zoned RA and the proposed Resort Hotel/Residences is a permitted use per the Section 14 Specific Plan and the proposed project is compliant with the existing land use and zoning designations. The area around Item 2C - Page 21
the site consists of other hotel, office, retail, and Tribal casino buildings containing a variety of uses that are consistent with the proposed project and the finding has been met.

3. The proposed project is in conformance to the property development standards for the zone district where the site is located;
The proposed application conforms to current development standards as to overall area, density, building height (with the approval of a Conditional Use Permit), and required landscaping including the increased setbacks for a high-rise building adjacent to a residential development and the finding has been met.

4. The proposed height and massing of the project is consistent with applicable standards and compatible with adjacent development;
The proposed building will have a maximum height of 99.8 feet equaling ninestories. The Section 14 Specific Plan permits buildings of the proposed height with a Conditional Use Permit per Section 94.02.00 of the PSZC and approved by the Planning Commission. The development standards provide greater setbacks for the taller building at 132 feet to the nearest residential development with extensive landscaping and open space along East Andreas Road and North Calle El Segundo. The proposed resort hotel meets the intent of the Section 14 Specific Plan as the project is compatible with adjacent hotels and Downtown developments and the finding has been met.

5. The proposed setbacks and placement of the building are consistent with applicable standards and consistent with setbacks of adjacent buildings; The proposed project has greater setbacks meeting the standards in the Section 14 Specific Plan for high-rise buildings. The site plan places the main hotel and residence buildings in an “L” shape around the outdoor amenities including multiple pools, event spaces, and patios. The main entrance to the hotel/residence’s is on East Andreas Road with two separate drop-off areas for each component. The five (5) level garage is located on the southeast side of the building with little visual impact on the street. A 6,040-square foot freestanding restaurant will front North Calle El Segundo with a separate drop-off motor court. A 5,023-square foot ballroom/Flex Space is placed at the south center portion of the site. A two-way driveway wraps the site to the south providing back of house operations, garage deck parking access, and fire access.

6. The site for the proposed project has adequate access to streets and highways properly designed and improved to carry the type and quantity of traffic to be generated by the proposed uses, and the design for the site plan enhances or continues the city’s existing grid in accordance with the Circulation Plan of the General Plan;
The Project current site boundaries are defined by East Andreas Road to the Item 2C - Page 22
north, Kaptur Court to the south, an Alley Way to the east, and North Calle El Segundo to the west. The Project proposes the development/improvement of two Alley Ways along the site’s eastern and southern border which are to be accessible from North Calle El Segundo and East Andreas Road. The main entrance to the hotel/residence’s is on East Andreas Road with two separate drop-off areas for each component. The project utilizes existing streets and will require minimal additions to current road infrastructure and the finding has been met.

7. On-site circulation conforms to minimum standards, and accommodations are made for safe on-site pedestrian circulation;
The internal circulation system will consist of a main drop-off area for the hotel and residences along East Andreas Road. An ally way will be added on the east and south sides of the project providing access for back of house operations and the parking garage. The resort hotel will have multiple pedestrian points allowing visitors and residences access to the adjacent street sidewalks. A new covered pedestrian link is contemplated between the convention center, hotel, and downtown.

8. Landscape areas and open space are in conformance to applicable standards, and the design of stormwater management features are appropriately integrated with other elements of the site design;
The project landscape will include drought‐tolerant trees (36 and 24‐inch boxes), 12‐foot palms, and ground covers typically found in the region, such as Acacia, Bottle Tree, fruitless olive, desert museum palo verde, African Sumac and Mexican fan palms. Shrubs and accent plantings proposed for the project include agave, Yucca, Natal Plum, and Lantana. Fractured rock, and decomposed granite will provide ground cover. Exterior irrigation will use drip or micro‐spray applicators.

The Architectural Review Committee (ARC) will review the final landscape plan.

9. Public infrastructure, such as water, sewer, and similar utilities, is adequate to serve the proposed project;
Desert Water Agency (DWA) will provide water and sewer service for the project property. Existing water infrastructure is located adjacent to the project, along the surrounding roadways. Sewer connections to the site will occur in the adjacent streets and solid waste will be handled by Palm Springs Disposal Service. Based upon these existing and planned infrastructure improvements the project will meet the finding.

10. Based on environmental review, the proposed project either has no potentially significant environmental impacts, any potentially significant impacts have been reduced to less than significant levels because of mitigation measures incorporated in the project, or a Statement of Overriding Considerations has been adopted to address unmitigated significant environmental impacts; Item 2C - Page 23
An Initial Study (IS) resulting in a Mitigated Negative Declaration was available for public viewing with a 20-day comment period beginning on January 13, 2025 and ending on February 3, 2025. The IS has determined that impacts can be mitigated to less than significant for Biological Resources, Cultural Resources, Geology and Soils, Transportation. All other impacts are less than significant.

11.The proposed project has no unacceptable adverse effects on public welfare, health or safety.

The proposed resort hotel/residences have been analyzed in the IS and will require the implementation of mitigation measures that will reduce impacts on public welfare, health and safety to a level less than significant as envisioned by CEQA.

L. Pursuant to Sections 94.02.00 (Conditional Use Permit) and 93.04.00 (High-Rise Development) of the Palm Springs Zoning Code (PSZC) requires that the following the findings are made by the Planning Commission

1. That the use applied for at the location set forth in the application is properly one for which a conditional use permit is authorized by this Zoning Code.

The parcel is physically suited for a large-scale resort hotel/residences development as it is currently an undeveloped and underutilized parking lot. The

5.64-acre parcel located in Section 14 adjacent to the Convention Center and Downtown area is an appropriate location for the propose project and the request for a CUP for a high-rise building is consistent with the Specific Plan. The parcel is adequate in size to accommodate the intended high-rise use that would be consistent with the designated land use. Access will be via existing streets of East Andreas Road and North Calle El Segundo. Proposed conditions of approval will address all required site modifications consistent with City Standards and will assure safe access to the development and the finding has been met.

2. That the use is necessary or desirable for the development of the community, is in harmony with the various elements or objectives of the general plan and is not detrimental to existing uses or to future uses specifically permitted in the zone in which the proposed use is to be located.

The Section 14 Specific Plan designation of the subject property is Tourist-ResortCommercial (TRC) with an underlying zoning of RA (Resort Attraction). According to the Specific Plan, the TRC land use designation is intended to accommodate for large-scale high-rise resort hotel complexes, hotels, and major commercial attractions integrated with retail and entertainment facilities. The approval of the CUP will allow for high-rise and restaurant development consistent with the RA zone and land uses per the TRC designation. The redevelopment of the site will meet the following Section 14 Goals and Actions:

GOAL LU1: Establish a balanced pattern of land uses that complements the Item 2C - Page 24
pattern and character of existing uses, offers opportunities for the intensification of key targeted sites, minimizes adverse environmental impacts, and has positive economic results.

LU8.1 Encourage new mixed/multi-use developments in areas that are currently vacant or underutilized.

LU8.4 Allow designated mixed/multi-use areas to contain buildings that are taller than the surrounding neighborhood.

Based upon the above enumerated findings relating to the General Plan Goals and Actions the findings have been met.

3. That the site for the intended use is adequate in size and shape to accommodate such use, including yards, setbacks, walls or fences, landscaping and other features required in order to adjust such use to those existing or permitted future uses of land in the neighborhood.

The 5.64-acre project site is located within the Section 14 Specific Plan which is an area designated for resort hotels, restaurants, Tribal casino and other entertainment venues. The redevelopment of the underutilized parking lot for the construction of a nine-story 257-room hotel/residences is appropriate for a site that is fully urbanized with completed street access from East Andreas Road and North Calle El Segundo. The Section 14 Specific Plan permits buildings of the proposed height with a Conditional Use Permit per Section 94.02.00 of the PSZC and approved by the Planning Commission. The development standards provide greater setbacks for the taller building at 132 feet to the nearest residential development with extensive landscaping and open space. The proposed development will provide a total of 500 parking spaces which meets the required off-street standards and will accommodate the use and associated activity.

Supporting technical studies for the Initial Study (IS) have been provided stating that the proposed site plan can adequately accommodate the traffic and circulation and the findings have been met.

4. That the site for the proposed use relates to the streets and highways properly designed and improved to carry the type and quantity of traffic to be generated by the proposed use.

The site is within the Section 14 Specific Plan in an area comprised of multiple Item 2C - Page 25
large resort hotels one block from the Major Throughfare of East Tahquitz Canyon Way. Access to the site will be from traffic-controlled intersections and will primarily use East Andreas Road and North Calle El Segundo leading to the hotel drop-off points. An ancillary alley way will wrap the site to the south and provide access to the parking garage and back of house operations. Based on the project specific traffic report and separate VMT analysis the surrounding road network will be able to handle the anticipated vehicle trips. The proposed project will meet all development standards for the RA zone per setbacks, heights (with approval of a CUP), lighting, and landscaping. The location of the resort hotel/residences is an appropriate location as access onto the site will be from existing roadways. All surrounding intersections are four way stops with nearby larger roads fully signalized with the appropriate number of through and turning lanes. The introduction of a resort hotel/residences plus full-service restaurant would not require additional traffic mitigation measures as the road network is fully built out and does not require modification to accommodate the anticipated traffic volumes.

Pedestrian access will be provided via existing sidewalks, and the finding has been met.

5. That the conditions to be imposed and shown on the approved site plan are deemed necessary to protect the public health, safety and general welfare and may include minor modification of the zone’s property development standards.

The conditions imposed as part of this Conditional Use Permit are intended to minimize impacts on the surrounding community. The CUP for a high-rise building and pool bar and rooftop social club approval will work in conjunction with the Major Development Permit and Major Architectural approval by the City. Conditions of Approval will include Mitigation Measures as identified in the IS and requirements from the Agua Caliente Band of Cahuilla Indians Tribal Council.

THE CITY COUNCIL OF THE CITY OF PALM SPRINGS DOES HEREBY RESOLVE AS FOLLOWS:

SECTION 1. That the foregoing Recitals are true and correct and are incorporated herein by this reference.

SECTION 2. An Initial Study (IS) resulting in a Mitigated Negative Declaration was available for public viewing with a 20-day comment period beginning on January 13, 2025 and ending on February 3, 2025. The IS has determined that impacts can be mitigated to less than significant for Biological Resources, Cultural Resources, Geology and Soils, Transportation. All other impacts are less than significant SECTION 3. That the City Council hereby denies the appeal by SAFER, and Plaza Villas HOA and upholds the Planning Commission’s decision to adopt a Mitigated Negative Declaration (MND), approve Tentative Tract Map, a Major Development Permit, and a Conditional Use Permit for the redevelopment of a 5.64-acre existing paved parking lot site with a nine-story resort hotel, a residential building consisting of 125 hotel rooms and Item 2C - Page 26
132 residential condo units, and a 6,040-square foot freestanding restaurant building located at 847 East Andreas Road.

ADOPTED THIS 12TH DAY OF NOVEMBER, 2025.

SCOTT STILES

CITY MANAGER
ATTEST:

BRENDA PREE

CITY CLERK
Item 2C - Page 27

CERTIFICATION

STATE OF CALIFORNIA )
COUNTY OF RIVERSIDE ) ss.

CITY OF PALM SPRINGS )
I, BRENDA PREE, City Clerk of the City of Palm Springs, hereby certify that Resolution No. ____ is a full, true and correct copy, and was duly adopted at a regular meeting of the City Council of the City of Palm Springs on _______________________, by the following vote:

AYES:

NOES:

ABSENT:

ABSTAIN:

IN WITNESS WHEREOF, I have hereunto set my hand and affixed the official seal of the City of Palm Springs, California, this ______ day of ______________, _________.

BRENDA PREE

CITY CLERK
Item 2C - Page 28

ATTACHMENT
C
Item 2C - Page 29
This completed form must be sent to:

City of Palm Springs Office of the City Clerk
3200 E. Tahquitz Canyon Way, Palm Springs, CA 92262
Appeal Form
Formulario de Apelación
City of Palm Springs
TEL (760) 323-8204 FAX (760) 322-8332
Reserved for Filing Stamp
th

APPELLANT INFORMATION/ INFORMACION DEL APELANTE
NAME/ NOMBRE E-MAIL/ CORREO ELECTR6NICO
Supporter's Alliance for Environmental Responsibility ("SAFER") [email protected] ADDRESS/ DIRECCl6N
1939 Harrison Street, Suite 150

CITY/ CIUDAD STATE/ ESTADO
Oakland CA

PHONE/ TELEFONO
510-836-4200
ZIP/ C6DIGO FAX/ EL FAX
POSTAL
94612

SUBJECT OF APPEAL/ OBJECTO DE APELACION
The date the decision being appealed was rendered/ The application or project was entitled/ La aplicaci6n o La fecha en que se emiti6 la decision que se esta apelando: Proyecto ten fa derecho:

September 16, 2025
\lexus Hotel and Residential project (Tentative Tract Map ,TM 2023-0014. Major Development Permit DP-2023-0017,
onditional Use Permit CUP 2023-0018)

SPECIFY THE BASIS FOR THE APPEAL IN DETAIL (YOU MAY USE AS MANY ADDITIONAL SHEETS AS NECESSARY)/

ESPECIFIQUE LA BASE PARA LA MEDIDA EN DETALLE (PUEDE UTILIZAR TANT AS HOJAS ADICIONALES COMO SEA NECESARIO):

SAFER is concerned that the Initial Study and Mitigated Negative Declaration ("MND") prepared for this project does not adequately analyze the project's impacts and that there is a fair argument that the Project may have adverse environmental impacts. SAFER requests that the City of Palm Springs prepare an Environmental Impact Report ("EIR") for the reasons set for in the attached letter dated September 9, 2025.

FOR STAFF USE ONLY
lt'Appeal to City Council □ Appeal to Administrative Appeal Board Item 2C - Page 30
VL4EMAIL
September 9, 2025
Kathy Weremiuk, Chair
T 510.836.4200
F 510.836.4205
Lauri Aylaian, Vice Chair
Carl Baker, Commissioner
Scott Miller, Commissioner
David Murphy, Commissioner
Robert Rotman, Commissioner
John Morrill, Commissioner
Megan Hernandez, Commissioner
Planning Commission
City of Palm Springs
3200 E Tahquitz Canyon Way
Palm Springs, CA 92262
[email protected]
1939 Harrison Street, Ste. 150
Oakland, CA 94612
www.lozeaudrury.com
[email protected]
Christopher Hadwin, Director of Planning Services
Planning Services Department
City of Palm Springs
3200 E. Tahquitz Canyon Way
Palm Springs, CA 92262
[email protected]
Glenn Mlaker, Associate Planner
Planning Services Department
City of Palm Springs
3200 E. Tahquitz Canyon Way
Palm Springs, CA 92262
[email protected]
Re: Comment on the Initial Study ("IS") and Mitigated Negative Declaration ("MND") for the Nexus Hotel and Residential Project
Dear Chair Weremiuk, Vice Chair Aylaian, Honorable Commissioners, Mr. Hadwin, and Mr.

Mlaker:

I am writing on behalf of Supporters Alliance for Environmental Responsibility ("SAFER") regarding the Nexus Hotel and Residential Project (Land Use Permit No. 2023-0033, Conditional Use Permit No. 2023-0018, Major Architectural Review No. 2023-0079, Major Development Permit No. 2023-0017, and Tentative Tract Map 2023-0014), including all actions related or referring to the proposed construction of a mixed-use development consisting of 125 hotel rooms, 132 residential condominium units, as well as a stand-alone restaurant, located at the Southeast comer of N. Calle El Segundo and E. Andreas Road in the City of Palm Springs ("Project"), which is scheduled to be heard at the September 16, 2025 Planning Commission meeting.

After careful review of the Initial Study and Mitigated Negative Declaration ("MND") prepared for the Project, SAFER has concluded that the MND does not adequately analyze the Project's impacts and that there is a fair argument that the Project may have adverse environmental impacts. We therefore are requesting that the City of Palm Springs ("City") prepare an environmental impact report ("EIR") for the Project pursuant to the California Environmental Quality Act ("CEQA"), Public Resources Code section 21000, et seq. SAFER's comments are Item 2C - Page 31
Comment on IS/MND for Nexus Hotel & Residential Project City of Palm Springs
September 9, 2025

Page 2 ends

supported by the analysis of several highly-qualified experts, which are attached hereto.

PROJECT DESCRIPTION
The Project is located at 201-217 South San Gabriel Boulevard, Southeast comer of N.

Calle El Segundo and E. Andreas Road, Palm Springs, CA (APNs: 508-055-007, -008, and-009), which would redevelop an existing parking lot with a nine-story resort hotel and residential building consisting of 125 hotel rooms and 132 residential condo units which will be associated with the hotel and have access to hotel amenities and services; and a 6,040 square foot stand-alone restaurant. Located underneath the hotel portion of the main building, or northeast portion of the planning area, the underground garage consists of 100 standard parking spaces. The parking structure consists of five (5) levels, with the ground level providing 80 parking spaces, level 2, 3, and 4 each providing 85 standard parking spaces, and level 5 providing 65 parking spaces, for a total of 400 spaces.

The City of Palm Springs conducted Tribal Consultation in conformance with AB 52 requirements. The City contacted six Tribes in writing (Torres Martinez, Soboba, Morongo, Cabazon, and Agua Caliente Band of Cahuilla Indians ("ACBCI")) in November 2024. The City stated that no request for consultation followed. As discussed below, the Project will have many undisclosed or inadequately mitigated environmental impacts, including significant negative effects on air quality, valley fever, wildlife movement, special-status species mortality, and transportation.

LEGAL STANDARD
As the California Supreme Court has held "[i]f no EIR has been prepared for a nonexempt project, but substantial evidence in the record supports a fair argument that the project may result in significant adverse impacts, the proper remedy is to order preparation of an EIR." ( Communities for a Better Env't v. South Coast Air Quality Mgmt. Dist. (2010) 48 Cal.4th 310, 319-320 [citing No Oil, Inc. v. City of Los Angeles (1974) 13 Cal.3d 68, 75, 88; Brentwood Assn. for No Drilling, Inc. v. City of Los Angeles (1982) 134 Cal.App.3d 491, 504-505].) "Significant environmental effect" is defined very broadly as "a substantial or potentially substantial adverse change in the environment." (Pub. Res. Code§ 21068; see also 14 CCR§ 15382.) The EIR is the very heart of CEQA. Bakersfield Citizens for Local Control v. City of Bakersfield (2004) 124 Cal.App.4th 1184, 1214 (Bakersfield Citizens); Pocket Protectors v. City of Sacramento (2004) 124 Cal.App.4th 903,927. The EIR is an "environmental 'alarm bell' whose purpose is to alert the public and its responsible officials to environmental changes before they have reached the ecological points of no return." Bakersfield Citizens, 124 Cal.App.4th at 1220.

The EIR also functions as a "document of accountability," intended to "demonstrate to an apprehensive citizenry that the agency has, in fact, analyzed and considered the ecological implications of its action." Laurel Heights Improvements Assn. v. Regents of Univ. of Cal. (1988) 47 Cal.3d 376, 392. The EIR process "protects not only the environment but also informed selfgovemment." Pocket Protectors, 124 Cal.App.4th at 927.

Where an initial study shows that the project may have a significant effect on the Item 2C - Page 32
Comment on IS/MND for Nexus Hotel & Residential Project City of Palm Springs
September 9, 2025

Page 3 ends

Palm Springs City CouncilNovember 12, 2025

Palm Springs City Council
November 12, 2025