HomeMy WebLinkAboutCD 2018-0016; POINSETTIA 61; Consistency Determination (CD). '
CITY OF CARLSBAD APPLICATION RM FOR CONSISTENCY DETERMINATION APPLICATION
CITY USE ONLY
Original Project Number: CJf \4-l
PROJECT NAME: Poinsettia 61
Assessor's Parcel Number(s) and
Address: 215-020-07,215-050-21 ,22,44,47
Description of proposal (add attachment if necessary):
architectural floor plan adjustments + height limits review
Would you like to orally present your proposal to your assigned staff planner/engineer? Yes No
Please list the staff members you have previously spoken to regarding this project. If none, please so state.
Teri Delcamp, Principal Planner
OWNER NAME (Print): Lennar Homes of California, Inc.
MAILING ADDRESS: 25 Enterprise, Suite 400
CITY, STATE, ZIP: Aliso Viejo, CA 92656
TELEPHONE: 949-204-4628
EMAIL ADDRESS: alan.chik@lennar.com
*Owner's signature indicates pennission to conduct a preliminary
review for a development proposal.
IN THE PROCESS OF REVIEWING THIS APPLICATION IT MAY BE
NECESSARY FOR MEMBERS OF CITY STAFF TO INSPECT AND
ENTER THE PROPERTY THAT IS THE SUBJECT OF THIS
APPLICAT. N. I/WE CONSENT TO ENTRY FOR THIS PURPOSE. I
CERTIFY HAT I AM TH LEGAL OWNER AND THAT ALL THE ABOVE
INFOR 0TI N IS T AND CORRECT TO THE BEST OF MY
KNOW E. -, It I d<ts
SIG DATE
APPLICANT'S REPRESENTATIVE (Print): Alan Chik
MAILING ADDRESS: 25 Enterprise, Suite 400
CITY, STATE, ZIP: Aliso Viejo, CA 92656
TELEPHONE: 949-204-4628
EMAIL ADDRESS: alan.chik@lennar.com
APPLICANT NAME (Print): Lennar Homes of California, Inc.
MAILING ADDRESS~2..5. Enteprise, Suite 400
CITY, STATE, ZIP: Aliso Viejo, CA 92656
TELEPHONE: 949-204-4628 --------------
EMAIL ADDRESS: alan.chik@lennar.com
I CERTIFY THAT I AM THE LEGAL REPRESENTATIVE OF THE
OWNER AND THAT ALL THE ABOVE INFORMATION IS TRUE
AND COR ECT TO THE BEST OF MY KNOWLEDGE.
7/iia~
DATE
FEE REQUIRED/DATE FEE PAID: 1., tz.,-18
RECEIVED BY:
P-16 Page 2 of 2
C1,r O r· CARLSBAD
Pl 1 1r. 01\/J S '2 . J
Revised 02/28/18
r
July 11, 2018
Development Services
Planning Division
1635 Faraday Avenue
Carlsbad, CA 92008
760.608.4610
Re: Consistency Determination Submittal Written Description
Project: Poinsettia
To whom it may concern,
17911 Von Karman
Suite 200
Irvine, CA 92614
949.851.2133
ktgy.com Archltecture+Plannlng
JUL 12 2018
Cll Y 0, L~A~"L93A!)
PLP. ~II .JC D.'J.S.'.J.
The following statements provide a detailed description of the proposed revisions for the Poinsettia project. These
revisions have been applied to Plans 1-4 and has given thought on current market trends. We have separated the
descriptions by plan . Please see the following.
Plan 1 (Al-## series for Consistency Determination Submittal Package)
The Plan 1 single story house has been improved to reduce the appearance of a two-story mass. Taking the upper
level massing and localizing the program to the center of the plan provided a softer edge vs. a high edge wall as seen
on the elevations. This improvement was done by rearranging the program and relocating the staircase which
originally was on the right side of the house. Additionally, we improved the Plan 1 by increasing the plate height on
the upper level to be 9'-0", which the market has been favoring for this product type. This new massing and plate
height increase did provide a higher overall height for the house(+/-23'-10"}, however it is within the 10%
permittable change of what was originally approved (22'-0"). Other areas that have been revised to improve the
functionality for the homebuyer include reworking the Master Bath and Master Bedroom, as the new layout
provided a larger feel to the space, larger walk-in-closet, and direct access to the outdoors. Having this direct access
to the outdoors is another strong aspect we wanted to incorporate into the improvement of plan 1. Please refer to
the Consistency Determination Submittal package for Poinsettia for a graphic representation of the original vs . the
proposed improved plan.
Plan 2 (A2-## series for Consistency Determination Submittal Package)
The Plan 2 went through a revisions process with an overall goal to improve circulation, especially in the dining room
area. The awkward circulation pattern around the dining table to access the outdoors, kitchen, and stairs is less
successful compared to the proposed circulation as shown on the Consistency Determination Submittal package.
Relocating the stairs to the opposite side of the house, increasing the opening from the Foyer to the Dining room,
sliding the dining room closer to the right edge of the home, and removing the angled side entry providing a more
functional home. With the revision of the side entry, we were able to incorporate a larger Bath 3, provide a more
comfortable entry to the bedroom 4, and provided a larger kitchen. Improvements to the circulation of the home
also occurred on the second floor of the Plan 2. This included an increase in size for the Master Bath as well as the
Master W.I.C. Also, the entry vestibule improvement provided more privacy for the owner. On an elevation
standpoint, we kept the design integrity the same with minor changes such as switching the single-story edge to the
right side of the home instead of the left. This was done to provide more architecture to the entry side, which is
emphasized more on the Plan 2 Alternates (Plan 2 facing street). Please see Consistency Determination Submittal for
vi sual representation of the improvements compared to originals.
Plan 3 (A3-## series for Consistency Determination Submittal Package)
Similar to Plan 2, circulation was a big concern in Plan 3. We removed the dead-end corridor provided at the entry
between the Coats Closet and the Powder. By simplifying this area, we were able to highlight the stairs, provide a
large pantry for the kitchen, create a larger space for coats/storage, and provided more and better access to the
outdoor spaces . The second floor of Plan 3 focused on circulation and program. The rearranging ofthe spaces
allowed for tremendous opportunities in the improvements for the Master bedroom, Master Bath, and W.I.C.
Another revision to the plan included eliminating Bedroom 4 and providing a Loft space. This has been a current
trend in the market, which we extended to the home-buyers here at Poinsettia. As a result, we eliminated wasted
circulation paths and improved the functionality of the second floor. On an elevation standpoint, we wanted to stay
true to the original design intent which keeps the same character and overall massing of the architecture. Please see
Consistency Determination Submittal for the comparison in architecture.
Plan 4 (A4-## series for Consistency Determination Submittal Package)
The Plan 4 improvements revolved around reducing conflicts with the stairs and circulation patterns. On the first
floor, the stairs shifted to remove the clip occurring in the original Bath 4. This stair shift removed the clip occurring
in that bathroom. The Foyer was also simplified in that we relocated the entry door to the garage on the Kitchen
wall. This provided a formal space at the Foyer as compared to the original plan. Access to the outdoors was also
improved as we located those access points more centrally to maximize the use and potential of the outdoor spaces.
The second floor was greatly improved for its program and circulation. After rearranging the spaces, we were able to
provide a loft located at the central part of the second floor and reduce circulation paths. This reduction in
circulation also provided easier access to secondary baths for secondary bedrooms, a more interactive plan, larger
Master W.I.C., and efficiency of the space planning. On an elevation standpoint, the plan kept its original design
intent with a few minor adjustments to the architecture to compensate for the revisions of the program as seen on
the Consistency Determination Submittal package.
Consistency Determination Criteria
1. No project condition, feature, facility or amenity is changed or deleted that had been considered essential to
the projects design, quality, safety or function.
2. The request represents an upgrade in overall design features and or materials and improves upon the
project's compatibility with the surrounding neighborhood. As outlined above we have upgraded the
architecture with the new massing in plan one, provided a predominant single-story edge on three sides,
removed high walls, and provided more plane breaks than required by Carlsbad. In plan 2, we have upgraded
the architecture, provided a coherent design style, improved circulation and formalization of the entry. Plan
3 improved the circulation and provided an enhancement to the owner's experience through a loft and larger
laundry. Lastly, plan 4 has improved circulation and again, enhancement to the owner's experience through
a loft and reduction of wasted corridor space to maximize programable space.
3. The proposed revision does not change the density or boundary of Poinsettia.
4. The proposed revision does not involve the addition of new land use not shown on the original permit.
5. The proposed revision does not rearrange the major land uses within the development.
6. The proposed revision does not create changes of greater than 10% as shown in Plan 1 with the slight
increase of 1'-10" (22'-0" original vs 23'-10" proposed. Also, no changes have been made on an aggregate
project basis.
7. The proposed change will not resu lt in any significant environmental impact, and/or require additional
mitigation.
8. The proposed change would not result in any health, safety, or welfare impacts.
9. There were not any major issues or controversies associated with the original project which would be
exacerbated with the proposed revisions.
10. The proposed change would not be readily discernible to the decision makers as being substantially different
from the project approved.
Summary
Overall, these revisions improve on the functionality, efficiency, and livability of the Poinsettia project. Keeping the
character and intent of the elevations is our primary goal as seen in the Consistency Determination Submittal.
General massing, details, and concepts have been carried over in the improvements to all the Plans for this
community. Please refer to the Consistency Determination Submittal package (24x36) for all graphic representations
of the floor plans and elevations. Lastly, please feel free to contact us for additional questions or comments.
Sincerely,
Joe Figueras