HomeMy WebLinkAboutHDP 96-12; Scott Residence; Hillside Development Permit (HDP) (2)c " .
LEIGH ZAHN, ARCHITECT
October 10, 1996
Planning Department
City of Carlsbad
2075 Las Palmas Drive
Carlsbad, CA 92009
PO BOX 1070, CARLSBAD, CA 9201 8
FAX: (619) 941-5405
(6 19) 941 -5400
Re: Proposed single family residence hillside development permit review for 7333 & 7337 Altiva
Place (Scott Residences). Other related cases: HDP 89-5, MS 740, PE 2.88.53, PD 372, and
present concurrent applications, CB 96-1601 (7333 Altiva) & CB 96-1 823 (7337 AItiva).
To whom this matter concerns:
The purpose of this letter is to augment the required submittals, namely, slope profiles, slope
analysis, preliminary landscape plan, site plan, grading plan (existing), building plans & elevations.
It is also to summarize how we believe this application is consistent with the intent of the Hillside
Development Ordinance section 21.95.010. This letter will first discuss the elements common to
both lots and then address each separately since each lot, although adjacent, are uniquely different
from one another.
Common elements to both lots:
Both lots were created and graded as part of previous city applications, HDP 89-5, MS 740, PE
2.88.53 and PD 372. The HDP 89-5 was granted April 18, 1989. Its findings were consistent
with the ordinance and its conditions have been met by the present application in our opinion.
Due to the state of the economy for the last six years, the proposed homes for the project lots
have been on hold.
7333 Altiva Place:
This lot is characterized by a larger essentially flat-pad. This lends itself to be an ideal site for a
single level, one story home with some modulated masses and a tower element to transition the
design from the strictly one story existing home to the east and the proposed two story home
(7337) to the south of this lot. We believe that the intent of the Hillside Ordinance is not to create
solely flat building pads, but to terrace and nestle architecture into and growing from the slope of
the land within reasonable limits. Accordingly, the proposed home blends slightly into the slope at
the west end of the lot as it over looks the undisturbed ravine and drainage course below.
The front elevation of the proposed residence illustrates how the home ccgrows77 into and from the
slope thereby integrating the sloped nature of the lot to the structure of the building itself. From
the west, a taller wall elevation is created but it is mitigated by landscape screening per the
preliminary landscape plan, and further, with the knowledge that nothing can be built at eyesight
elevation on the opposite side of the ravine due to the existing built-out status of the Alga Hills
homes to the south at significantly higher elevation.
Undulating and varied contour grading and landscaping have been combined to “recreate” an
extension of the existing hillside ravine. This proposal further minimizes new and/or additional
grading volume The architecture is Italianate in style and consistent with well acknowledged
European “hillside architecture” and hill towns. These principals are consistent with the
ccAcceptable” illustrations of the Hillside Development Guidelines A through J and the Hillside
Development Regulations and findings pertinent to section 2 1.95.060, Hillside Development and
Design Standards when applied to single family residences as opposed to large subdivisions.
7337 Altiva Place:
This lot is characterized by its unique and constrained profile which was developed primarily to
avoid impacting the ravine and natural drainage course below its western edge. Accordingly, it is
a terraced lot with a small pad near street level to accomodate garage level access and a lower pad
to accommodate the base of the structure for the proposed residence.
The proposed residence for this lot is two story and terraces down the hill slope by means of
stepped footings as is suggested in the guidelines. Additionally, its elevations on all four sides are
considerably modulated both vertically and horizontally by varying masses, varying roof elements,
varying decks and view terraces and varying connections growing into and out of the topography.
The existing undulating contour grading is minimally affected by this design, thereby again,
minimizing new or additional grading.
. Again, due to the uniquely constrained nature of this lot, we believe that this design is consistent
with the principals and intent of the Hillside Development Ordinance as it is applied to a single
fdy residence.
Thank-you for your consideration of this proposed project and should you have any questions,
please do not hesitate to call. I wish to assist in the prompt completion of this application in any
way and as expeditiously as possible.
‘cc: File: Scot01
Mr. James Scott