Snohomish Council Blocks Second Cannabis Shop in Clearview

The Snohomish County Council voted 3-2 on Wednesday to maintain the 10,000-foot separation requirement for cannabis retailers in the Clearview Rural Commercial zone. This decision prevents a second shop from opening in the unincorporated community until the code is amended again. The buffer distance is roughly two miles, a distance that currently allows only one active dispensary in the area.

The vote reversed a proposed change that would have reduced the buffer to 2,500 feet. That shorter distance aligns with regulations in the City of Everett. Council member Sam Low introduced an amendment to replace the term marijuana with cannabis and retain the existing 10,000-foot rule. Jared Mead and Nate Nehring supported Low, while Strom Peterson and Megan Dunn opposed the amendment.

The dispute centers on Hangar 420, a cannabis retailer seeking to open a location in Clearview. Owner Patrick Gahan signed a five-year lease in December 2024 and began renovating the property in January 2025. He completed the work in February but was subsequently informed that the 10,000-foot rule blocked the opening. Gahan opened the store on June 30 to keep his state license active, a license that was set to expire in July.

The county sued to halt the business. On July 18, Superior Court Judge Cindy Larsen granted an injunction that pauses the store's operations. If the council had approved the smaller buffer, the injunction would have been lifted. Gahan argued that the delay cost him significant resources and delayed potential tax revenue. He stated that he would have stopped investing earlier if he had known the council would not support the change despite previous meetings.

Residents of Clearview, located 10 miles southeast of Everett, have opposed multiple dispensaries for over a decade. The area was known as The Green Mile in 2014 when eight dispensaries operated between Maltby and Cathcart. The Clearview Community Association was formed to advocate for fewer shops. Thomas Huffacker, a local resident, told the council that the community had clearly expressed its preference against another dispensary.

The Clearview zone is the only local area of more intensive rural development in the county. This designation allows low-density development in pre-existing rural areas while serving the local population. The council established the 10,000-foot buffer in 2023 after lifting a previous moratorium. Council member Mead noted that the buffer was designed to be a countywide standard for rural and resource zones rather than a solution specific to Clearview.

Lori McConnell, secretary of the Clearview Community Association, expressed relief after the vote. She acknowledged Gahan's financial investment but wished he had paused the project in March 2025. Gahan said he remains disappointed by the vote and plans to continue gathering support to revisit the issue with the council.