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- Snoqualmie Mill PCI Plan
Snoqualmie Mill Planned Commercial/Industrial Plan
In September 2012, the City of Snoqualmie annexed one of the largest remaining undeveloped sites in King County, previously operated as a lumber mill for nearly 100 years. The annexation required no transfer of monetary funds. The 261-acre site is located within the City of Snoqualmie and owned by Snoqualmie Mill Ventures LLC. It does not include the adjacent Mill Pond/Borst Lake property.
Snoqualmie Mill Ventures LLC submitted an application for Planned Commercial/Industrial (PCI)Plan review in April 2017. The Plan’s Draft Environmental Impact Statement has been in preparation since that time.
Mill Site Development Agreement & PCI Plan Adoption
On Oct. 24, 2022, the City Council adopted Resolution 1630, approving the Development Agreement for the Snoqualmie Mill Site project. The Council also adopted Resolution 1631, approving the Mill Site PCI Plan.
The Development Agreement establishes the development standards and processes that govern and vest development of the property for the term of the DA, including mitigation measures and development conditions applicable to the project.
See the Development Agreement and PCI Plan Resolutions below:
Hearing Examiner Written Decision: Mill Site PCI Plan Application & FEIS Appeal
On June 28, 2022, the Hearing Examiner issued a written decision regarding the Snoqualmie Mill Site PCI Plan Application and appeal of the associated FEIS. The examiner affirmed the adequacy of the Final Environmental Impact Statement (FEIS) and recommended approval of the PCI Plan to the City Council.
See the Hearing Examiner's full written decision HERE.
Mill Site PCI Plan Application Public Hearing & FEIS Appeal Hearing
**PLEASE NOTE: The Hearing Examiner's recommendation of the Mill Site PCI Plan Application and written decision in the Appeal of the associated FEIS will be issued by end of business on Tuesday, June 28, 2022. These were initially anticipated to issued on June 24, 2022.**
The Hearing Examiner held a public hearing on Wednesday, March 30, 2022, at 4:00pm via Zoom to hear public testimony on the proposed Snoqualmie Mill Planned Commercial/Industrial (PCI) Plan application. Oral comments were made to the Hearing Examiner during the hearing. Written comments were accepted in advance of the hearing.
Additionally, the record of the permit hearing was held open for two business days to allow post-hearing written public comment from members of the public who experienced technology or access barriers to participation in the virtual hearing. Post-hearing written comment from such members of the public was invited through close of business, which was 5pm on Friday, April 1, 2022.
City staff and the Applicant had two business days to respond to written public comment submitted on the day of the hearing and timely post-hearing comment from members of the public who had technical difficulties in trying to join the hearing. Their responses were due by 5 pm on April 5.
The entire record will be taken under advisement and the recommendation in this PCI Plan application will be consolidated with the written decision in the April 2022 appeal of the associated FEIS. The Hearing Examiner decision and recommendation issuance deadline is June 24, 2022.
- WATCH: March 30, 2022 Mill Site Planned Commercial/Industrial (PCI) Plan Application Public Hearing Recording
- WATCH: April 4-8 2022, Snoqualmie Mill Site Final Environmental Impact Statement (FEIS) Appeal Hearing
Staff Report - Snoqualmie Mill Site PCI Plan:
- Exhibit 1 - Snoqualmie Mill Site Staff Report
- Exhibit A PCI Submittal Requirements Table
- Exhibit B Updated PCI Mill Plan Application
- Exhibit C Notice of Application and Scoping
- Notice D Property Owners within 500 feet
- Exhibit E Mill EIS Scoping Memo
- City of Snoqualmie Exhibit List (F-M)
- Exhibit F - Ordinance 1086
- Exhibit G - Resolution 1115
- Exhibit H - Ordinance 1098
- Exhibit I - Resolution 420
- Exhibit J - Resolution 427
- Exhibit K - Snoqualmie Ridge I Development Standards
- Exhibit L - Resolution 712
- Exhibit M - Resolution 1461
Items presented during the public hearing and written comments received:
- Exhibit 3 - Compilation of Written Public Comments
- Exhibit 4 - Applicant Revised Water and Sewer Plan
- Exhibit 5 - Applicant's PCI Plan Presentation
- Exhibit 6 - City's PCI Plan Staff Report Presentation
- Exhibit 7 - Cultural Resource Mitigation and Management Plan for Snoqualmie Falls Project
- Exhibit 8 - Salish DA City Council Meeting Transcription
- Exhibit 9 - Post-Hearing Public Comments
Final Environmental Impact Statement (FEIS)
On December 9, 2021, the City of Snoqualmie issued the Final Environmental Impact Statement (FEIS) for the proposed Snoqualmie Mill Planned Commercial/Industrial (PCI) Plan. The 261-acre site is located within the City of Snoqualmie and owned by Snoqualmie Mill Ventures LLC. It does not include the adjacent Mill Pond/Borst Lake property.
- FEIS Cover Letter (12/09/2021)- Exhibit 2
- Public Notice of FEIS Availability (12/09/2021)
- Final EIS Document
- Appendix A: Comments Received on the Draft EIS (93.6 Mb file)
- Appendix B: Summary of Subsurface Investigation of Planning Area 1
- Appendix C: Transportation Data for Alternative Considered but Not Carried Forward
Issuance of the Final Environmental Impact Statement does not by itself authorize any physical construction on the site. Snoqualmie Mill Ventures would need to submit an application to physically develop the property. If that application were approved, the site would be redeveloped over a period of approximately 10 to 15 years.
Draft Environmental Impact Statement (DEIS)
On April 27, 2020, the City of Snoqualmie published for public and agency review the Draft Environmental Impact Statement (DEIS) for the proposed Snoqualmie Mill Planned Commercial/Industrial (PCI) Plan. The 261-acre site is located within the City of Snoqualmie and owned by Snoqualmie Mill Ventures LLC. It does not include the adjacent Mill Pond/Borst Lake property.
- Draft EIS Cover Letter (04/27/2020)
- Public Notice of DEIS Availability (Published 04/27/2020)
- Public Notice of Extension of Period for Written Public Comment (Published 06/05/2020)
- Draft EIS Document
- Appendix A: Master Drainage Plan
- Appendix B: Soils, Groundwater, Geology, and Geologic Hazards Report
- Appendix C: Wetlands, Wildlife, and Fisheries Assessment
- Appendix D: Environmental Health Evaluation Reports
- Appendix E: SEPA Cultural Resources Assessment
- Appendix F: Transportation - Traffic Counts and Trip Distribution
Approval of the Draft Environmental Impact Statement would not by itself authorize any physical construction on the site. If approved, Snoqualmie Mill Ventures would need to submit an application to physically develop the property. If that application were approved, the site would be redeveloped over a period of approximately 10 to 15 years.
Pursuant to a request letter received by the City of Snoqualmie on May 29, 2020 from the project Proponent, Snoqualmie Mill Ventures, LLC, the active 45-day review and comment period on the published Draft Environmental Impact Statement (DEIS) for the Snoqualmie Mill Planned Commercial/Industrial Plan (PCI Plan) was extended. The Notice of Comment Period Extension was published Friday, June 5, 2020.
- Oral comment was taken on May 20, 2020.
- Written comments were received through July 10, 2020. Snoqualmie Mill Ventures, LLC requested that the comment period be extended to July 10, 2020 in consideration of numerous requests made during the May 20, 2020 public meeting inviting oral comment on the DEIS, and to accommodate a specific request made by the Snoqualmie Indian Tribe. In light of the Proponent’s request, combined with the requests by members of the public and Snoqualmie Indian Tribe, the DEIS comment deadline was extended.
- Public and Agency Comments for Mill DEIS
- The DEIS is not appealable.
Final Environmental Impact Statement (FEIS)
After the conclusion of the DEIS public comment period, the City will evaluate the comments received, make any changes the City determines appropriate to the various chapters in the body of the Environmental Impact Statement (EIS) and appendices, and prepare an additional chapter or addendum that includes responses to comments related to factual corrections or where the City determines that comment(s) does not warrant further response. The City’s State Environmental Policy Act (SEPA) Responsible Official will then issue the Final Environmental Impact Statement (FEIS). The FEIS will accompany the prosed Planned Commercial/Industrial (PCI) Plan when the PCI Plan is presented to the Planning Commission.
Planned Commercial/Industrial (PCI) Plan Review Process
Following issuance of the FEIS, the PCI Plan will be the subject of a public hearing notice before the Planning Commission, which will then adopt a report with findings and recommendation to the full City Council. After receipt of the Planning Commission report, the City Council shall give approval with modifications, or disapproval to the proposed PCI Plan.