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• MINUTES OF THE ORONO PLANNING COMMISSION MEETING HELD MARCH 21, 1994 (##5) DAVID L. AND MARGARET H. VERGEYLE - cont. Mabusth noted that the Vergeyle property is the last of the lots to be developed in the Green Trees on Tanager Lake subdivision. She explained that the applicants have been working with staff to get a building permit approved. The lot was approved in 1980 at 1.69 acre. A driveway easement was created that additionally reduced the size of the lot. This would have required the applicants to seek a lot area variance. The Vergeyles rid themselves of the driveway easement but now have been told they have a bluff to deal with. Mabusth reviewed a diagram of the Vergeyle property indicating the visual and code definitions of "top of bluff" somewhere between the 950 and 959 elevations. If the house were moved further away from the bluff impact zone and placed closer to the road, this may have a negative impact on the aesthetics for the rest of the neighborhood. Nolan asked how the visual top of bluff was determined. Mabusth responded that determination was made just by looking at where the slope starts to level off and steeper elevations end. Mabusth explained that the applicants propose to set the house at the top of the bluff determined by the visual standard which accommodates the 50' street setback. The City Engineer has confirmed there is no need to continue filling beyond the lakeside foundation of the residence. • n the bluff existed at the time of platting. Smith asked why the lot was created as it was when p g Mabusth replied that bluffs were not recognized at the time. The setback was 75' from the shoreline at that time and now there is a 100' setback. is Schroeder felt the real issue with the bluff is erosion. He had no visual objection as it is consistent with the neighborhood. He asked the builder if it were possible to move the house closer to the road to minimize erosion. The applicants replied that they had tried to stay behind the 50' required street setback and septic setbacks. David Vergeyle noted that if the house were moved closer to the street there could be septic setback problems and may not be aesthetically pleasing. Schroeder thought he may be more likely to approve of a street setback to prevent erosion problems. Smith asked the square footage of the proposed home. The applicants responded it was 4400 s.f. (2200 per floor) to be constructed as a one -story walkout. David Vergeyle explained they had worked very hard with their builders to stay within the building envelope and the design of the home had been reduced twice already. Smith noted the home was comparable in size to other homes in the neighborhood adding that perhaps this lot would dictate a smaller home in order to accommodate the uniqueness of the lot. 5