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J � <br /> Big Island Vets Camp Buildability Analysis <br /> January 27,2005 <br /> Page 2 <br /> Conservation Planning Process. The City is cuirently involved in a process to identify the key elements of <br /> its natural character that are important to preserve,including natural resources and natural vistas,and to <br /> translate this information into a set of concept master plans to guide the type of development that should <br /> occur on a set of selected parcel groups in the City. <br /> T11e City is working with a team of consultants to identify and map natural resources on a number of <br /> selected parcel groups in the City.Based on the potential sale of the Vets Camp property,it is being <br /> included in the set of selected parcel groups.Based on detenninations made regarding the key elements <br /> of the City's natural character to be preserved,the team of consultants will assist the City in developing <br /> concept master plans for the type of development to be planned for each of the parcel groups. <br /> The Vets Camp propertyhas a wide range of natural elements to be preserved,including lulls,bluffs,trees <br /> and other vegetation,wetlands,beaches,and natural vistas. The master plan for the type of development <br /> to be planned for the Vets Camp property will address the preservation of all these natural features and <br /> natural resources. We are looking forward to the results of this study in the next month or two. <br /> General Development Goals and Policies <br /> Conservation Desi�1. The City's development philosophy is based on the preservation of the natural <br /> character,natural resources,natural features,and natural vistas in the City. A key element of this is <br /> `conservation design'ar developinent responsive to the existing natural factors prevalent within a given site. <br /> This is an approach that focuses on the ecology of a site as the foundation for determining how the site <br /> should be developed. The use of consetvation desi�i would be a requirement of the development of the <br /> Vets Camp property. <br /> Preservation ofNatural Features. The City's policies call forpreserving the natural character and view of <br /> the lakeshore and shorelands.Big Island encompasses avarietyofnatural features,which as apackage <br /> give the Island a unique character as a quiet,natural refuge in the midst of a busy lake. These features <br /> uZclude a number ofwetlands both along the shorelllle a.nd in the interior;wooded shorelines and hills,with <br /> recreational cabins or homes scattered along the shore but generally set back far enough from the shore <br /> to remain relatively unobtrusive;a�id steep bluffs at the shoreline,soine extending 30 to 40 feet in height. <br /> Many of the bluffs at the lakeshore of the Vets Camp are completely unprotected,in fact neglected,and <br /> are experiencing severe erosion. It will be necessary to remedy the erosion prior to any further <br /> development of the property. Further,in arder to preseive the natural vistas associated with the bluffs,it <br /> may be necessary to limit the height of buildings on the property, or to require additional setback <br /> requireinents,to avoid negative impacts to the view of the bluffs from the lake. A develop�nent application <br /> would have to include a sight-line analysis to show any impact on the view ofthe bluffs from the lake. <br /> Additional tree preservation and planting requirements may also be required. <br />