ATTACHMENT D
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 mixed- use 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 4 57 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 provid e access to the residential units on the top floor. Designed in the Regency Revival style, the building has a symmetrical façade adorned with Neoclassical
Historic Site Preservation Board Staff Report October 7, 2025 HSPB-167 – The Rubin Building
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.
Historic Site Preservation Board Staff Report October 7, 2025 HSPB-167 – The Rubin Building
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.
Historic Site Preservation Board Staff Report October 7, 2025 HSPB-167 – The Rubin Building
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; Historic Site Preservation Board Staff Report October 7, 2025 HSPB-167 – The Rubin Building
The building was originally constructed for the Beverly Hills furrier, Isador Rubin. Although he was a successful and prominent businessman in the S outhern 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.
Historic Site Preservation Board Staff Report October 7, 2025 HSPB-167 – The Rubin Building
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 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, 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.
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.
Materials.
Based on the original drawings, the material and architectural detailing down to the wooden doors and iron railing remains ext ant. Minor changes like the green granite veneer and the security gate in front of the ar cade were made but most of the original materials are still in place or replaced in kind. The overall integrity of material is met.
Historic Site Preservation Board Staff Report October 7, 2025 HSPB-167 – The Rubin Building
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.
The property is associated with the Regency Revival style of architecture and exemplifies the economic vitality experienced in Palm Springs after the war s. 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.
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
Historic Site Preservation Board Staff Report October 7, 2025 HSPB-167 – The Rubin Building
• 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:
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 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.
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.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.