CitiesGoGreen - October 2008 - (Page 19) • Impacts to the environment • Impacts to the local economy and local businesses • Impacts to Ferndale’s sense of place Clearly, the citizens of Ferndale felt that the impacts of large retail development went beyond merely the appearance of a site and the buildings constructed upon it. In order for retail to develop in Ferndale, projects would need to fit Ferndale. Where appropriate, design-related comments were added to the existing Ferndale design standards and concerns related to transportation impacts were included in the proposed Transportation Concurrency Ordinance. Still unaddressed were impacts to the environment, the local economy, and Ferndale’s sense of place. Initially, the LEED (Leadership in Energy and Environmental Design) program was considered. While running for mayor, I advocated the use of a more comprehensive approach to retail applications including environmental sustainability, green building technologies, and LEED. However, the objectives of LEED are focused exclusively on low impact and energy efficient design. In addition, members of the public felt that the LEED program was overly prescriptive and provided little opportunity for project-specific or city-specific concepts. Ferndale’s governmental model is much like most other jurisdictions: staff are directed by the mayor and council, representing the public, to design policies that reflect the goals expressed by those bodies. In this case, the direction was clear, yet the solution was not. There did not appear to be any other city that had addressed the retail issue to the satisfaction of the people of Ferndale. There was no model to follow, but there was a concept. Outcome Since 1987, when the World Commission on Environment and Development first defined sustainable development as “Development that meets the needs of the present without compromising the ability of future generations to meet their own needs,”there have been countless attempts to create sustainable development, with varying degrees of success. Although not the original intention, over the past two decades, the notion of sustainability has become most commonly associated with environmental sustainability. Instead, true October 2008 sustainability can only take place when chapter, EAGLE, and the Interim Transenvironmental, social, and economic ele- portation Concurrency ordinance, were reviewed at a series of public workshops ments are all addressed. Two city staff, Community Develop- held by the Planning Commission and City ment Director Dennis Rhodes and Senior Council. The Planning Commission in parPlanner Jori Burnett, had worked on sus- ticular was instrumental in identifying and tainable development issues prior to ar- requiring changes, additions, and refineriving in Ferndale. Rhodes had worked ments throughout the process. The public in Idaho’s Department of Environmental comment received is also reflected in the Quality, while Burnett wrote his Master’s final documents. On July 7, 2008, in three thesis on socially sustainable develop- consecutive 7-0 votes, the City Council apment. Burnett’s thesis attempted to mea- proved the three retail ordinances. Although the retail program process sure types of potential redevelopment resulted in a unique approach, one of the using various indicators of sustainability. Based on this thesis, staff developed an lasting legacies of the process is that the indicator-based system broken into the five policies reflect the people. The process categories previously identified. In each was successful because the final product category are indicators of sustainable or addressed the concerns first voiced when Ferndale-friendly development (see “Indi- the initial retail moratorium was passed, cator/Available Points” at left). Each indica- which were repeated at public meetings tor has a maximum number of potential The success of the process was dramatically points, based on the degree to which de- demonstrated when two groups which had been vocal in velopment is able to their opposition to large retail development in Ferndale comply. Depending on the size of a proj- spoke in favor of the ordinances ect, developments are required to earn a certain minimum held to discuss the issue, and because number of points in order to be approved. it also responded to questions resulting The EAGLE program places the burden from early drafts of the ordinances. The on the applicants to justify the points success of the process was dramatically they are proposing. The City has also demonstrated when two groups, which developed an EAGLE Board, which may had been vocal in their opposition to large allow limited flexibility in the value of retail development in Ferndale, spoke in specific indicators or categories in order favor of the ordinances, specifically EAto reflect site-specific or project-specific GLE, and expressed their belief that they conditions. As an example, a site which should be a model for other jurisdictions. The true test of EAGLE and the other has higher than normal potential to utilize solar energy may be provided addi- retail ordinances will come when specific tional points in that category, in order to projects are submitted which must satisfy encourage such an amenity. A project ad- their requirements. As with all codes, it is jacent to residential neighborhoods may likely there will be some modifications and receive additional points by incorporat- corrections. In the case of EAGLE, a process for regular modification is built in. ing residential units. The EAGLE program allows the applicant to identify those indicators that will benefit the public and the development. A graduate of Ferndale High, Unlike other programs, which require WA, Gary Jensen lived three compliance with 90-100% of available blocks from the Ferndale City points, EAGLE is designed to permit more Hall as a boy. He owns a local choices. The program also provides the plumbing company and has opportunity for applicants or the public been a high school wrestling to propose new indicators. In order to official for 35 years. He was remain effective, and to reflect evolving elected Mayor of Ferndale development strategies and technoloin 2007 after serving on the gies, the program must be updated on a City Council. His wife Kelly teaches kindergarten at Central regular basis. Elementary and his father served as a City of Ferndale police Prior to adoption, all three developchief, later retiring as the fire chief of Whatcom County Fire ment programs, the revised retail design District Seven. 19 http://citiesgogreen.com
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