ATTACHMENT D
(HSPB Resolution, Report, Minutes)
HISTORIC SITE PRESERVATION BOARD
STAFF REPORT
DATE: January 6, 2026 PUBLIC HEARING
SUBJECT: AN APPLICATION BY SAGEWOOD HOME OWNERS ASSOCIATION FOR HISTORIC DISTRICT DESIGNATION OF THE “SAGEWOOD
CONDOMINIUMS” LOCATED SOUTH OF NORTH SUNRISE WAY AND
EAST VISTA CHINO, HSPB #166 / HD-13, APN: 507-421-033 (SY).
FROM: Department of Planning Services
SUMMARY
The Sagewood Homeowners Association is seeking historic district designation for a residential condominium complex known as Sagewood Condominiums. Architect Donald Wexler designed the complex and the landscape design is attributed to landscape architect David Hamilton.
If designated as a historic district, 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 #166, “A RESOLUTION OF
THE HISTORIC SITE PRESERVATION BOARD OF THE CITY OF PALM
SPRINGS, CALIFORNIA, RECOMMENDING THAT THE CITY COUNCIL DESIGNATE “SAGEWOOD CONDOMINIUMS” LOCATED SOUTH OF NORTH
SUNRISE WAY AND EAST VISTA CHINO , AS A HISTORIC DISTRI CT, HSPB#166 / HD-13, SUBJECT TO CONDITIONS , APN FOR ALL UNITS : 507- 422-001 TO 0042, 507-422-044 TO 507-422-077, 507-421-001 TO 507-421-0032, AND 507-421-0033”.
BACKGROUND AND SETTING:
Completed in 1972, Sagewood Condominiums was developed on an 18-acre site with a single street through the development connecting Cerritos Road to Sunrise Way. The well-known East Coast residential developer Levitt & Sons collaborated with Wexler who designed the buildings in the Mid-century Modern aesthetics. By the late 1960s and into the 1970s, condominium-style multi-family residential development adopted a new design
Historic Site Preservation Board Staff Report: January 6, 2026 HSPB-166 / HD-13 – Sagewood Condominiums
approach. A convenient location for automobile use became a key component a s the structures harmonized with the surrounding landscape.
Proposed District Boundaries: The report provides a site plan on page 4 that shows the existing property line as the boundaries for the proposed historic district. The site is south of the North Sunrise Way and East Vista Chino intersection behind the commercial development and boarded by North Sunrise Way to the west, Cerritos Road to the east and Chia Road to the south . Sandalwood Drive bisects the development with eight buildings to the north and 19 buildings to the south. The property consists of 27 detached buildings, each containing four units, and parking in the form of attached garages/carports are adjacent to each unit . The development may be accessed from two points, and it is not a gated community. B uildings following the curvature of Sandalwood Drive and substantial open green spaces, that the community shares, are concentrated to the center of the development. These landscaped spaces have a system of walking paths that lead to common spaces and amenities like swimming pools and tennis court.
AERIAL VIEW OF THE SITE
Historic Site Preservation Board Staff Report: January 6, 2026 HSPB-166 / HD-13 – Sagewood Condominiums
LANDSCAPE DESIGN WITH PEDESTRIAN WALKWAY
AND SWIMMING POOL. PHOTO CREDIT: CLAUDE PECK AERIAL VIEW OF DRIVEWAY TO WALKWAY CONNECTION
Related Relevant City Actions by HSPB, Planning, Fire, Building, etc.
September 20, 2023
September 27, 2023
October 4, 2023
Three Community meetings conducted remotely with
property owners within the proposed HD and City Staff
pursuant PSMC 8.05.090(B)(1)
January, 2026 Site inspection by members of the HSPB and City Staff.
List of potentially contributing resources, APN’s and Unit Numbers : The report identifies 27 separate four-unit buildings containing a total of 107 individual units with unique APN’s. (Units 43 and 44 were combined into one unit in 2019.) All buildings are identified as contributing to the proposed historic district. B elow is a site map from the historic resources report (HRR):
Historic Site Preservation Board Staff Report: January 6, 2026 HSPB-166 / HD-13 – Sagewood Condominiums
Property Owner Support: The application includes the ballot count supporting the historic district nomination. Of the 108 units, 76 voted in favor of the nomination which is 70% of owner support. This meets the Historic Preservation Ordinance requirements pursuant to Section 8.050.090(A)(3)(c).
Period of Significance: According to the Citywide historic context statement and survey findings, this development would be categorized in the post-World War II Palm Springs (1945-1969) period. This period is marked by economic prosperity, a significant increase in residential development, the emergence and success of condominium development and the refinement of the distinct desert design identity identified as Desert Modernism.1 The proposed district’s period of significance i s identified as 1 972. There is no age requirement for the designation process in Palm Springs ; however, properties dating beyond the periods identified in the city’s context statements must demonstrate exceptional significance to qualify for designation.
Proposed Historic District Design Guidelines : Historic District design guidelines are required to include, but are not limited to, development standards, aesthetic standards, and approval criteria in preserving the character of the district and contributing structures therein. As part of this application, the applicant submitted a draft set of design guidelines to address exterior changes. If recommended for designation, the draft may need to be updated with clarifying information including instructions on how to submit for a Certificate of Appropriateness for the City’s Historic Preservation Officer to review.
ANALYSIS:
A historic resources report prepared by the Palm Springs Preservation Foundation dated April 17, 2025 (“the report”) and a site visit by staff and members of the HSPB are the basis of this staff report.
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.”
Standard Conditions that apply to Historic Districts:
1. It shall meet the definition of a historic district as outlined in Municipal Code Section 8.05.020.
2. An archival file shall be maintained on the property by the City.
1 Alan Hess, The Palm Springs School: Desert Modernism 1934-1975, (Rizzoli, 2025).
Historic Site Preservation Board Staff Report: January 6, 2026 HSPB-166 / HD-13 – Sagewood Condominiums
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 8.05.090 (C), “In considering an application for designation of a historic district, the HSPB and City Council shall evaluate the application and make findings for conformance with the following criteria and a district may be designated provided the following findings are met:
PSMC 8.05.090 (C, 1) Analysis of Eligibility: The proposed district and the contributing resources located therein exhibit exceptional historic significance and meet one or more of the criteria listed below:
The r eport determines that the site conveys exceptional historic significance and maintains enough integrity to be re-classified as a historic district as defined in the PSMC
8.05.020. The site is identified as one of the largest condominium complexes designed by Donald Wexler in Palm Springs and reflects housing developed for the emerging middle class during the 1960s and 1970s.
(Criterion a) Is associated with events that have made a meaningful contribution to the nation, state or community;
No information was provided indicating any significant event was directly associated with this site. The site does not qualify under Criterion a.
(Criterion b) Is associated with the lives of persons who made a meaningful contribution to national, state or local history;
Based on the research conducted in the report , no individuals associated with this site were identified as having made significant contributions to national, state, or local history.
Criterion b is not met.
(Criterion c) Reflects or exemplifies a particular period of national, state or local history;
Low density multi-family residential development with a thoughtfully integrated landscape design is identified as a characteristic of garden apartments. The demand for multi-family residential development catered to the expanding middle class in Palm Springs during Historic Site Preservation Board Staff Report: January 6, 2026 HSPB-166 / HD-13 – Sagewood Condominiums
the post -war period. Larger sites , such as the location of Sagewood Condominiums, became viable option s following amendments to the 1959 Indian Leasing Act . The buildings themselves reflect Desert Modernist characteristics. Staff finds the site qualifies as a historic resource under criterion c by reflecting the local planning history associated with residential development and the design being characterized as a “garden apartment”.
Based on th ese findings, staff finds that the proposed district reflects the period of development and design and meets criterion c.
(Criterion d) 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). Conventional construction methods were used to construct this development; therefore, staff finds this project does not qualify for this criterion.
(Criterion e) Presents the work of a master builder, designer, artist, or architect whose individual genius influenced his age, or that possesses high artistic value;
Architect Donald Wexler was an influential local architect whose work advanced the Desert Modernist movement. As a master architect who worked on a variety of projects in the city, his residential work spans all typologies but his goal to integrate modernist style to desert living is a common trait. The design of Sagewood exemplifies how Wexler used simple forms and inexpensive materials to achieve functional living while maintaining a strong sense of architectural style and setting. Wexler’s other multi-family projects in Palm Springs include the Royal Hawaiian Estates (HSPB #73 / HD-2), Twin Springs and the Rose Garden. Sagewood Condominium was his second major residential condominium project where he went from 40 units and 12 buildings ( Royal Hawaiian Estates) to 107 units and 27 buildings.
The report acknowledges l andscape architect David Hamilton as the first university - trained and licensed landscape architect to practice in the Coachella Valley. His collaboration with Wexler on this project helped integrate the buildings into the setting .
The report describes the hierarchy of plantings and designated greenbelt areas in more detail as a character -defining feature of the site. Hamilton was also involved in other important landscape projects at the Royal Hawaiian Estates, Palm Springs Airport, Demuth Park to name a few. Based on these findings, staff finds that the property meets criterion e.
(Criterion f) 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
Historic Site Preservation Board Staff Report: January 6, 2026 HSPB-166 / HD-13 – Sagewood Condominiums
The site consists of 27 detached structures that have four residential units in each building. The placement of the structures on the site needed to first take into account the road that bisects the parcel in half and then arrange them in a manner that creates internalized open space for residents’ use. The individual structures and the design of the landscape on their own would not possess sufficient distinction to merit individual recognition. The spatial configuration of the site as a colle ctive best reflects the design intent of the architects and the period, therefore, the site as a proposed district meets criterion f.
(Criterion g) 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.
Analysis of Integrity. (PSMC 8.05.090 (C,2). 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.
Sagewood Condominiums is evaluated as a historic district in terms of its historic integrity as follows:
Location.
The location of the 107-unit condominium complex has not been altered from the original site design. Each structure is configured on the site in the same location as represented in the 1972 tract map for the development. The proposed district retains its integrity of location.
Design.
The 18-acre parcel includes 27 buildings, each containing four dwelling units. The structures are low-slung, one-story buildings with flat roofs, cantilevered overhangs and a rough stucco finish exterior walls. The entrance to each unit was setback and carports and garages are mostly side loading to reduce the presence of the car along the streetscape. Instead of a series of carports and garages , there is a variety of recessed entries and patio features that demonstrate building articulation on visible elevations.
There are two different floor plans: Plan A has three-bedroom units with carport s, and Plan B has two-bedroom units and shared garages. The parcel is surrounded by streets on three sides , and a street that runs through the development dividing the lot into a northern section and a southern section.
The southern half is larger with 19 buildings placed around the edges with an open green space in the middle. In the open green space, there are narrow concrete walkways connecting each driveway to t he shared common areas with two pools. The north ern section contains eight buildings, and the green open space is located t o the north edge that acts as a buffer to the adjacent commercial area.
Historic Site Preservation Board Staff Report: January 6, 2026 HSPB-166 / HD-13 – Sagewood Condominiums
The report identified a total of 450 trees and at least 24 different tree species planted throughout the development. The walkways and amenities are located in areas for private use, and individual patios faced the open green space. The design reduced the presence of cars and separated pedestrian and vehicular traffic within the development . Historic photographs show a landscape design with clear hierarchy allowing the views and use of open space to be preserved. Thoughtful integration of the landscape features with the structures is a characteristic of a Mid-century Garden Apartment typology.
Overall, the design created a meaningful solution for low- density housing in what is defined as Garden Apartment design principles specific to the Southern California region; therefore, staff finds the design integrity is intact.
Setting.
This residential development is west of the airport and on Tribal fee land. The parcel immediately to the east is Tribal allotted land that is not leased and remains open and undeveloped. Parcels to the north have been developed with a range of community-level commercial services, while additional residential development extend to the south. Since its completion in 1972, infill development has occurred around the site, specifically to the north and west. The setting within the development remains largely intact but the surrounding context has become more significantly developed.
Materials.
Conventional and cost-efficient materials were selected for the construction of the complex. The exterior walls h ave a heavy troweled stucco finish, and the exterior fenestration is a flush -mounted dark bronze f inish. Slumpstone walls are seen around patios and rooftop equipment is screened behind customized parapet walls. While there are changes to windows and gates detected throughout the complex, most of the material integrity remains intact.
Workmanship.
Conventional construction methods and building materials were used to build this development. The exterior materials allow for easy maintenance and offer clean, straight lines. Overall, the structures on the site have been well-maintained.
Feeling.
Sagewood retains integrity of feeling through the carefully maintained relationship between the single-story structures and the landscape design. The materials, setting and design demonstrate the goals to incorporate individual convenience and privacy with communal living.
Association.
This development is associated with the housing trends of the post -war period in Palm Springs. The design is associated with the local Desert Modernist style, characterized by simplicity of form, horizontal massing, modern materials and integration with the desert landscape and/or climate.
Historic Site Preservation Board Staff Report: January 6, 2026 HSPB-166 / HD-13 – Sagewood Condominiums
DEFINING HISTORIC CHARACTERISTICS
In considering a recommendation for historic district 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 tas ked with evaluating future alterations to the historic district.
On page 40 , the re port identifies character -defining historic features of this site . In conjunction with the list in the report, Staff compiled the following list of character-defining features for consideration by the HSPB.
• Overall site design and layout of the twenty-seven individual buildings • Low-slung, single- story post -and-beam buildings with flat rooflines, orthogonal massing and volumes, shade overhangs, extensive glazing, Douglas fir accent timbers, and practical and cost -efficient construction materials (stucco, wood, slumpstone, flush aluminum windows and sliders, recessed entry doors, and large walled patios).
• Spacious shared outdoor space that includes verdant greenbelts, a variety of large and small trees, three original pools/spas, original concrete pedestrian walkways, and smaller plantings closer to residences.
• Twenty-seven separate structures with 107 residences, four to a “pod.” • Original “lollipop” light posts throughout the campus, both along streets (Chia, Sandalwood, and Cerritos) as well as in interior shared drives. • Original zig-zag slumpstone wall along Sunrise, inset with iron fencing. • Original carports and shared garages.
• Original entry courts and solid doors.
• Rooftop enclosures to screen HVAC units.
• Oval shaped island median on Sandalwood Drive.
Non-contributing elements:
• Pool fencing around all three pools/spas were added later. • Individual security gates located in recessed entry doorways installed to enhance security in the ungated community.
• As part of a two-to-one renovation, one unit converted a carport to a garage. • Some original wooden patio gates have been replaced by metal ones. Over time, gates with scrollwork and other non-contributing elements. • Address numbers are not uniform throughout the complex. Original address numbers are difficult to determine, so the HOA recommends that over time, all numbers be of a simple, modern font of a certain size.
Historic Site Preservation Board Staff Report: January 6, 2026 HSPB-166 / HD-13 – Sagewood Condominiums
• Shared mailbox depots are not original.
• Some solid front doors have been replaced by doors employing glass or plexiglass panels.
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:
Sagewood Condominiums meet the definition of a historic district based on Criteria C, E and F a nd meets the integrity findings of the Palm Springs Historic Preservation Ordinance; therefore, staff recommends that the site be designated as a historic district.
PREPARED BY: Sarah Yoon, Associate Planner/Historic Preservation Officer REVIEWED BY: Anthony Riederer, Assistant Director of Planning
ATTACHMENTS:
A. Vicinity Map
B. Draft Resolution
C. A pplication, related background materials, photos.
D. Draft Architectural Design Guidelines
EXCERPTS OF MINUTES
At the Historic Site Preservation Board meeting of the City of Palm Springs, held January 6, 2026, the Historic Site Preservation Board took the following action:
2.A. AN APPLICATION BY THE SAGEWOOD HOMEOWNERS
ASSOCIATION MANAGEMENT FOR HISTORIC DISTRICT
DESIGNATION OF SAGEWOOD CONDOMINIUMS LOCATED AT
NORTH SUNRISE WAY AND VISTA CHINO, (APN #507-421-033):
HSPB #166 / HD-13 (SY).
Historic Preservation Officer Yoon presented the staff report and answered questions of the board.
Marc Muntifering (HOA President) spoke in support of the historic designation application.
Steven Keylon (Applicant team) answered questions about landscape and exterior lighting from the board.
Motion by Member Herr, seco nded by Member Moruzzi to recommend a resolution for HSPB #1 66, that the City Council designate Sagewood Condominiums as a historic district. This action is not a project pursuant to CEQA.
AYES: Hansen, Bachman, Herr, Paonessa, McCready, Maschka Hitchcock, Moruzzi.
NOES: None.