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MJNUTES OF THE ORONO PLANNING COMMISSION MEETING HELD MARCH 21, 1994 (#4) #1908 DAVID CARLSON -cont. Carlson stated a shed had previously existed and had been moved. He added that it would not be on a cement slab but on pilings (932.5 elevation) similar to the new cabin to avoid flood conditions. Smith asked if the shed could be attached to the cabin so there would not be an additional structure on the property. Carlson responded that it would cost approximately $30,000 to get a crane back on the property to add pilings to the cabin. He explained the shed would match the design of the cabin. The shed will be placed on hand-poured footings. Nolan asked if the flood fringe area was part of the flood plain. Mabusth responded affirmatively and added that the flood plain area cannot be altered so as to change retention capabilities. Schroeder felt there were safety concerns also. Smith asked what would be stored in the shed. Carlson replied there would be a lawn mower, water skis, children's water toys, etc. that are now stored on the porch. Schroeder noted the hardship for this applicant is that nothing on this unique property exists outside of the flood fringe. It was moved by Nolan, seconded by Peterson, to approve Application #1908 for David Carlson, 620 Big Island, for an accessory structure to be placed in the flood fringe area, provided the structure is raised above the flood fringe (932.5) and approving a variance to the average lakeshore setback. Ayes 7, nays 0. (#5) DAVID L. AND MARGARET H. VERGEYLE 1485 GREEN TREES ROAD -VARIANCE -PUBLIC HEARING 7:42 P.M. -8:34 P.M. The Affidavit of Publication and Certificate of Mailing were noted. David and Margaret Vergeyle were present. Mabusth reviewed the definition of bluffs as a steep slope that is located in the shoreland area and rises 25' above the OHWL of the water body. The grade from toe to a point at least 25' above the water is 30% or greater and must drain toward the water body. The "toe of the bluff" means the lower point of a 50' segment with an average slope exceeding 18 % . "Top of the bluff" is the higher point of a 50' segment with an average slope exceeding 18%. There is a 30' setback for structures from the top of a bluff. The "bluff impact zone" is the area within 20' of the top of the bluff. Mabusth referred to overhead diagrams in explaining these definitions. The regulations apply to shoreland areas within 1000' feet of a water body. The intention of the code is to prevent erosion of steeper elevations that drain to lakes. Staff would like to redefine the "top of bluff" to be less restrictive. 4