I was surprised that some of you ruled out the possibility of considering the "triangle" on the backside of the ridgeline as an alternate site for Mr. Strand's residence. I have since walked the property twice (once with Mr. Strand), and reached the conclusion that the triangle is the most feasible site. My reasoning is as follows:
1. The proposed site near the dead oak tree is extremely visible and it seems unlikely that further architectural tweaking, landscaping, or berming will allow it to conform to the Hillside Ordinance visibility findings. In addition, the proposed driveway will require grading in a very visible location that is within the Class 1 Ridgeline Setback area. 2. An alternate site down the hill toward Michael Lane does not appear viable. Mr. Strand's property line does extend approximately 175' down the hill from the dead oak tree and includes an elevation drop of approximately 30'. Unfortunately this is not far enough down the hill to obscure any home site from the surrounding neighborhood, and in fact creates more of a privacy issue with the Michael Lane neighbors. 3. The triangle site provides much lower if not zero visibility from the Lafayette side, and minimal visibility from the Rossmoor side - I counted only three homes in Rossmoor that would be able to see the site close up, and their view would be at a 90-degree angle from their decks. I don't believe there should be a significant drainage problem that can't be mitigated and the electrical power lines are offsite and not within 100' of the home site. If access could be obtained from the Liviakis side, the visual and grading impact would also be less than the proposed site.
I recommend that the Commission and staff give due consideration to the triangle site, and suggest that you view the site in person so you can form your own opinion. Thanks for your consideration.
Clifford M. Tong
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