Paradise Lake Road Garden Apartments Proposal

Previous updates

October 1, 2021 Update

The Department of Planning & Development Services has prepared a Draft Environment Impact Statement (DEIS) to evaluate the probable significant adverse environmental impacts associated  with the applicant’s request for development permits for a 360 unit apartment complex.


Comments on the DEIS are being accepted until November 2nd at 5:00 pm.  Comments received will be considered during the future preparation of a Final Environmental Impact Statement.

Draft Environmental Impact Statement

July 9, 2020 Update

An environmental impact statement (EIS) process was initiated for this project last year.  Scoping is the first phase of this process, which was completed in July of 2019.  An outside consulting firm (David Evans and Associates) is currently in the process of analyzing potential impacts identified in the scoping document, and will be preparing a draft EIS for publication and comment.  It is anticipated that the draft EIS will be available for comment late this year.

The Snohomish County Department of Planning and Development Services (PDS) has issued an “Environmental Impact Statement Scoping Summary” for the proposed project.

The Scoping Summary highlights the major issues that were raised during the scoping process and provides direction for the content of the Environmental Impact Statement (EIS).

A wide variety of comments were received, covering a range of environmental elements. The summary does not reflect every comment received and recorded, but rather is intended to address the general subjects of concern identified by the largest number of comments.

The next step in the review process is selection and approval of the consultant(s) that will prepare the EIS. The county’s development code (SCC 30.61.130) requires that the project applicant propose the use of a consultant selected from the county roster of approved consultants. The department is then required to approve or reject the proposed consultant.

Consultants used by the applicant on this project so far cannot be selected.

Please note that there are no comment or appeal periods associated with the issuance of an Environmental Impact Statement Scoping Summary.

The Snohomish County Department of Planning and Development Services (PDS) issued a “Determination of Significance” (DS) for this project on June 19th, 2019, as part of the State Environmental Policy Act (SEPA) review. PDS issued the DS based on the determination that the project is likely to have a significant adverse impact on the environment. The issuance of a DS means that an Environmental Impact Statement (EIS) must be prepared for the project.

The department received hundreds of comment letters and e-mails in response to the issuance of the DS. The department is reviewing these comments to help determine the “scope” of the required EIS – those issues needing to be evaluated in further detail. Once the scope is determined the preparation of the EIS may begin.

The expiration date of the pending development permit applications is suspended until the final EIS is issued (SCC 30.70.140).

The next steps in the review process include:

  • The department will issue a “Scoping Process Summary” once the review of the comments received is completed.
  • The project applicant must select a consultant (or consultants) proficient in the areas identified in the Scoping Process Summary, from a list of qualified consultants provided by PDS. Consultants used by the applicant on this project so far cannot be selected.
  • The EIS consultant(s) will prepare a draft EIS, which will be distributed for review and comment, including to parties-of-record.
  • The EIS consultant(s) will prepare a final EIS which includes analyzing and responding to all comments received on the draft EIS.
  • The final EIS will be issued with a 14 day combined comment and appeal period.
  • Public hearing before the Snohomish County Hearing Examiner

The next documents that parties-of-record and reviewing agencies will receive are:

  • Scoping Summary Process
  • Draft Environmental Impact Statement
  • Final Environmental Impact Statement
  • Decision of the Snohomish County Hearing Examiner

Public notification of steps remaining after the issuance of the final EIS will depend upon the results of the upcoming review process.

Here are several links to webpages containing information relative to this project and the upcoming EIS process:

  • The county has a webpage dedicated to frequently asked questions about the SEPA review process located at County SEPA - FAQ .
  • The Washington State Department of Ecology has a webpage dedicated to frequently asked questions about the SEPA review process located at State SEPA - FAQ.

Posted: Project Status Update

The county has completed the detailed review of the applicant’s most recent submittal of revised plans and documents; use the “3rd Application Review” link under “Project Status” to view the document.


The county has concluded that the project as currently proposed and mitigated is likely to have a significant adverse impact on the environment, and has issued a Determination of Significance. The preparation of an environmental impact statement (EIS) is now required under RCW 43.21C.030(2)(c). The Determination of Significance may viewed using the “Issued Determination of Significance” link under “Project Status”.


Comments on the scope of the EIS must be provided by 5:00 pm on July 10th, 2019. Appeals of the Determination of Significance must be filed prior to 5:00 pm on July 3rd, 2019. Please view the entire Determination of Significance document for detailed information about commenting and/or appealing.


The EIS will be available on this webpage after it is completed and submitted to the county. 


 Information about the State Environmental Policy Act (SEPA) process is available at SEPA Review Process.

April 2019 Update

The project’s applicant resubmitted revised plans and documents on April 29, 2019. The documents and plans currently are under review by the department. Any documents issued by the department in response to the recent resubmittal will be posted on this webpage.

Recently a number of residents near the Paradise Lake Road Garden Apartments proposal site have contacted Planning and Development Services(PDS) for the status of the proposal. The Paradise Lake Road Garden Apartment proposal is still under review with the 1st Review Completion Letter issued. PDS is awaiting response from the applicant.

Separate from the Paradise Lake Road Garden Apartments proposal, the property owner obtained demolition permits for the structures at 9509 Paradise Lake Road and 9321 Paradise Lake Road. Demolition permits were issued on December 1, 2016 to allow demolitions of existing structures within 18 months.

Fore details on the demolition permits see permitting file numbers:

16-120861 DEMO - 9509 Paradise Lake Road
16-120862 DEMO - 9321 Paradise Lake Road

Project Proposal

On November 18, 2016, Snohomish County Planning and Development Services (PDS) received a land use application requesting approval for 15 apartment buildings with 360 units, known as Paradise Lake Road Garden Apartments.

There has been significant public interest in this application, and we want to ensure appropriate information sharing and opportunities for public engagement. The public will have the opportunity to weigh in on this proposal at multiple times over the course of its consideration.

At this time, the project is under review by the County and its partner agencies. A decision has not been made on the proposal, and it is likely that the project will have at least one or more review cycles before any decision is made.

Below is each step in the approval process and how the public may engage. If you have any questions, feel free to email Tom Barnett, PDS Project Manager, or call him at 425.388.3311, Ext. 2997.

Project Status

Note: This project did not move forward. A new proposal entitled Snohomish Garden Townhomes is under review. Click here for information.

EIS Scoping Summary
3rd Application Review

Issued Determination of Significance

Documents submitted for 3rd Review, April 29, 2019

2nd Review Completion Letter - issued September 5, 2018

Documents submitted for 2nd Review, June 5, 2018 (PDF)

1st Review Completion Letter - issued March 16, 2017 (PDF)

Under the first review cycle; comment period for SEPA and Notice of Application closed on December 21, 2016.

Please note that PDS will accept comments on this project at any time during the application review.

Application Documents

Submittal Documents (PDF) (Application, Plans, and SEPA Checklist)

Project File Number(s)


AttachmentView - Copy

How to Get Involved

To submit comments or become a Party of Record for this project, please send a letter or email to Tom Barnett and include the project file number, project name, and your name and address. Read more about what it means to be a Party of Record.

For the best opportunities to provide public comment, please review the table below.

PDS Project Contact

Tom Barnett, Project Manager
Email Tom Barnett
425.388.3311, Ext. 2997 


 Application Process

Opportunities to Comment

Project intake and acceptance Application is submitted and PDS staff reviews for completeness.  
Notice of application and commencement of initial comment period Notice of Application is provided to the public. Property owners and residents within 500 feet of the proposal site are mailed a postcard notice. This notice is printed in the local newspaper (Everett Herald) and is posted at the proposal site on large notice boards. The Notice of Application has a 21-day comment period. During this comment period, individuals can submit comments on the proposed application and request to become a “party of record”.
The comment period on the Notice of Application for this proposal closed on December 21, 2016.

Please note that PDS will accept comments on this project at any time during the application review.
Initial and subsequent project review Application is reviewed by PDS and other County technical staff for conformance with applicable local and state regulations. Any issues identified are communicated to the applicant so that they can be addressed. One or more additional review cycles are anticipated before a recommendation and decision are made on the proposal.

At this stage, County staff are reviewing detailed project information such as engineering, site layout, and landscaping plans. County staff also reviewing the traffic impact study and conducting a traffic concurrency and an inadequate road condition study on the County-controlled road right-of-way. The Washington State Department of Transportation (WSDOT) will also play an important role in the review of this proposal, since traffic from this proposal will impact SR-522 and SR-524.
Environmental Review and threshold determination PDS staff reviews the applicant's State Environmental Policy Act (SEPA) Environmental Checklist, as well as documents and plans submitted with the application. PDS then issues a determination as to whether there are any probable significant adverse environmental impacts from the proposal that can or cannot be mitigated.  After PDS issues a SEPA determination, there is a 14-day public concurrent comment and appeal period for the public to comment on the SEPA Checklist.
Public hearing and public notice
A public hearing is held with the Snohomish County Hearing Examiner, during which the Hearing Examiner reviews the application and considers public comment, the PDS recommendation on the project, and SEPA information.

Written and public testimony can be submitted prior to and as part of this public hearing. The hearing has not been scheduled. When a public hearing is scheduled, a notice will be:

1) Mailed to property owners and residents within 500 feet of the proposal site;

2) Published in the Everett Herald; and
3) Posted at the site on large notice boards indicating "Notice of Pending Land use".
Decision and possible further action The Hearing Examiner issues a decision. Those individuals that became a “party of record” have standing to appeal the Hearing Examiner decision.

Initial Site Layout Proposal

The following is the initial site layout proposed by the applicant:
Paradise Lake Rd Garden Apartments - Site Layout - November 2016

Project Background

The proposed project would be located on approximately 17 acres of land in the Matlby area (9321 Paradise Lake Road, Snohomish). Initial project designs indicate that there would be 44,000+ square feet of private active recreation space, a community recreation facility, 25-foot landscaping buffers from adjoining residential properties, 720 parking stalls, an average density of 21.3 dwelling units per acre, and access to the site from Paradise Lake Road. The project proponent is the Wolff Company, which filed the land use application under its subsidiary Snohomish Garden Development Company, LLC.

The property is zoned Planned Community Business (PCB), which among other uses, allows for multi-family apartment buildings at an approximate density of 21.78 dwelling units per acre. This site was rezoned to PCB in 2005 (PDF) as part of the County's major update to the Comprehensive Plan.

Among the steps listed above that must take place before this project can be approved, the Snohomish County Hearing Examiner is required to hold a public hearing and accept public testimony and written comments. As of late December 2016, a hearing has not been scheduled. Please review the table above for more information on steps in the application process and how best to provide public comment on this proposal.