“We want to provide quality houses that fit in,” said Mark Brodeur of PMC Design, the San Diego consulting firm that helped city planners prepare the guidelines.

The standards are not mandatory but are meant to give architects, builders and property owners a clearer idea of what the city is looking for as it reviews project proposals, said Redevelopment Planner Shan Babick.

Councilwoman Esther Sanchez said the guidelines showcase and preserve the character of Oceanside’s older neighborhoods.

“I’m really excited about this,” Sanchez said.

But Councilman Jack Feller, the lone council vote against the guidelines, said he feared they would limit how land owners could develop their property.

“Less regulation is where I’m headed with this,” Feller said. “It’s the property owner’s dream, not the city’s dream. Otherwise, the city better be prepared to buy a lot more property.”

Feller said he also objected to references to global warming in sections of the guidelines that encourage the use of environmentally benign materials.

“References to global warming are ridiculous. If anything, it’s global cooling,” Feller said.

The guidelines apply to neighborhoods in the city’s redevelopment area and includes The Strand and neighborhoods along Freemont, Tremont, Cleveland, Myer and Pacific streets north of Civic Center Drive and along Cleveland, Myers and Pacific streets south of Seagaze Drive.

These are “some of the best residential communities, best neighborhoods in the city,” Brodeur said.

The guidelines vary among the neighborhoods, but in general, they encourage sloping roofs, a scale and height that make new buildings appealing to pedestrians, locating garages and driveways so they aren’t the dominant feature of the structure as seen from the street and the use of underground parking where possible.

Brodeur said the guidelines also encourage the use of recyclable materials and landscaping that uses little water.

“We want character, that’s what we’re always taking about in Oceanside,” said Redevelopment Manager Kathy Baker. “In downtown, it’s very eclectic and we like to see it that way. We like to see different types of architectural style.”

The guidelines encourage “wedding cake” construction in which buildings are constructed in tiers with the upper stories stepped back from the first floor.

The idea is to make the bigger houses look less massive from the street level, Brodeur said.

Part of the concern driving the guidelines is that builders could stay within zoning regulations but wind up with buildings so massive that “the house looks like an apartment block,” Brodeur said.

“Some cities call it the masionization of properties where you’re tearing down property and building these big, humongous buildings,” said Redevelopment Manager Kathy Baker. “Every so often, we’ll see someone who just wants to maximize every square inch of a project.”

The challenge is to build homes that meet modern expectations to fit in with older neighborhoods that were built during a time when houses were more compact. Brodeur said.

When some of the older homes were built in the 1950s, the average American house was 880 square feet and most families got by with one car, Brodeur said. Today, he said the average new house is 2,300 square feet and families have two or more cars.

Builders and property owners who follow the guidelines would have “a level of reasonable expectation that their project is going to be approved in a reasonable amount of time,” Brodeur said.

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Alex Kapitanski, known as “The Flag Man” for his passion in providing American and state flags for display at thousands of civic events from high school graduations to Memorial Day observances, died Wednesday.

“He was a champion,” said longtime friend Silas W. Bass, a retired Army major. “He was the flag man of the country, not just Oceanside. He was a very gentle person, but he loved this country with a passion.”

In North County, Kapitanski’s love of country made him a celebrity recognized by presidents, generals and even Pope John Paul II

“At one time, he must have known every admiral and general in the armed forces,” Bass said.

Just this week, Kapitanski, 86, was honored in a special Presidents Day salute at the Oceanside Public Library and presented a proclamation from Oceanside Mayor Jim Wood with a film tribute and plenty of flags on display.

Kapitanski once estimated that he provided flags to more than 37,000 events and hung more than 3.5 million flags.

“I support all the presidents, our troops, men and women,” Kapitanski said in a recent interview. “When they call me to decorate, I come.”

Kapitanski’s family said they will take up their father’s cause to honor his memory.

“It was something from my dad’s heart,” said his youngest son, Allen Kapitanski.

Local officials mourned the passing of a man who many people said embodied love of country.

“Not only has Oceanside lost a great patriot, but the nation has (also),” said Oceanside City Councilman Jerry Kern. “Alex … was a great guy.”

Councilman Jack Feller said Kapitanski’s drive to provide flags everywhere he could was “superhuman.”

“The effort was second to none in honoring our military,” Feller said. “I’ll miss him as a friend.”

Kapitanski was determined to pass on his love of country and patriotism to upcoming generations, said John Stryker Meyer, associate director of Interfaith Community Services and Oceanside’s veteran of the year in 2008.

Meyer recalled that two years ago, Kapitanski passed out flags to students in a classroom at Ivy Ranch Elementary School because he didn’t think there were enough flags at a school event.

“He said it’s really important that they see the flags and learn what the flags of our country mean,” Meyer said.

Even as his health failed over the past year, Kapitanski continued to bring his flags to patriotic events with the help of his sons, Meyer said.

“He was out there on Memorial Day,” Meyer said. “It’s a sad day for our nation that a man has passed away who has carried the spirit of the American flag from his early youth as a Boy Scout until he breathed his last breath.”

Oceanside City Councilwoman Esther Sanchez said she remembers Kapitanski for his “passion and pride.”

“He had a passion for sharing his flags with everyone, especially the youth, and it was infectious,” Sanchez said.

Born March 3, 1923, in West Rutland, Vt., Kapitanski was a combat photographer during World War II whose primary mission was to go behind enemy lines to photograph enemy positions and gun emplacements. The military newspaper “Stars & Stripes” once featured a photo of him bringing in a German soldier he had captured behind the lines while photographing a position in Normandy. The photo was sent by the wire services to nearly every newspaper in the United States and beyond.

Kapitanski was awarded the bronze and silver stars for his heroism. He received numerous commendations and awards from civilian and military organizations.

In a 2007 interview, Kapitanski said he hung his first flag from the American Legion Post in his hometown. He said he dropped out of high school to volunteer for the Army in 1943 but went back to finish high school after the war and attended the University of Southern California, where he received a certificate in cinematography.

Kapitanski moved to Oceanside in 1950, his son Allen said. Kapitanski said in the 2007 interview that he left Los Angeles because work was scarce in the lean years after the war.

He eventually started his own contracting business, retiring in 1965, He later worked for Olivenhain Municipal Water District in Encinitas.

Kapitanski is survived by four sons, Alex of Carlsbad, and Edwin, Albert and Allen of Oceanside; a daughter, Emilyann Ransom of San Diego, and eight grandchildren.

Funeral arrangements are pending.

Call staff writer Ray Huard at 760-901-4062

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New Vision Theatre Company is auditioning for “Faith County II: An Evening of Culture”, a comedy play by Mark Landon Smith, on Saturday, February 13 at 1:00 p.m.; and Monday, February 15 at 6:30 p.m. at Sunshine Brooks Theatre, 217 North Coast Hwy., Oceanside. The performances will take place on Fridays, Saturdays, and Sundays from April 2 to April 18.

Synopsis:  The Mineola (a small southwestern town in Arkansas) Council for Cultural Recognition has decided to produce Romeo and Juliet. Never mind that the leading lady (Mildred) is a bit older than Juliet (or her Romeo for that matter) or that some of the characters would rather be elsewhere. It is an evening of laughter.

Cast:

Mildred Carson – 50ish busy body who everyone else’s business her business. (Juliet) Faye McFaye – Late 20’s – town tramp. (Nurse) Ruthann Barns – 40ish – Wife of Reverend Barns – Moral Majority leader.

Naomi Farkle Carson – 30 – 40ish – Mildred’s best friend and owner of the Bee-Luv-Lee Beauty Salon (Juliet’s Mother) Violet Farkle –20 – 30ish – The only person in Mineola with any sense (Director) Delbert Fink – 30ish – Local pig farmer and set builder (not very good at either).

Luther Carson – Naomi’s husband.  30 – 40ish – Plays Benvolio Bubba Bedford – 20 – 30ish – A bit simple minded and much to Mildred’s consternation – Romeo.

All roles are open. Cold read from script. Monologues not mandatory, but accepted.  No appointments necessary. Website: http://www.nvtheatre.com/ComingSoon.htm

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