PD-17-00001 Marian Meadows Full Record with Index (2)

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Marian Meadows Rezone and Subdivision Final Environmental Impact Statement 3-28 The area has ready access to winter sports areas at Snoqualmie Pass, located approximately 20 minutes from the site by car. The area also has ready access to formal winter snowmobile trails several miles from the site. There also are informal trails through the site. The cost of lots in the proposed Marian Meadows are not likely to be within the affordability range for persons at the lowest end of the housing market because of the cost of new infrastructure, including roads, water systems, and the proposed wastewater treatment plant. These infrastructure costs, in addition to the premium price placed on new developments, would at least partially offset the relatively low raw land costs associated with the development’s isolated location and smaller lot sizes. Factors related to proximity to place of work also do not favor Easton as a location, because most employment opportunities in Kittitas County are in the Ellensburg area, located approximately 40 miles east of the site. Greater employment opportunities are present in King County to the west with the nearest community in North Bend about 40 miles away and larger centers in Issaquah, Bellevue, Seattle, and Renton 55, 65, and 70 miles distant, respectively. Personal factors such as characteristics of the community are important for individuals and families that can afford to select from a variety of housing options. These factors are likely to be important for both retired and seasonal residents. The proposal, however, has few amenities identified as important by existing residents, or available in other developments in the area. Specifically:  The small lot sizes of the applicant’s proposal reduces the amenities of large lot sizes, including the ability to keep large animals such as horses, the ability to maintain tree cover on the lot, if desired, and the amenity of privacy and distance between neighbors.  The site lacks mature native vegetation in most of the lower portion and much of the upper portion. Especially in the lower area, the debris of recent logging may be regarded as a visual drawback.  The site lacks a number of amenities common to other recreation or resort developments in the area including: o Open space areas adjacent to housing with forest cover; o Access to open space along rivers and/or lakes; o Recreational trails through an interconnected open space system; and o Access to active recreation facilities such as golf courses. Many of these amenities, however, are available within a few miles of the site. In most cases, access requires driving several miles on the local road system and/or on I-90.