Ferndale Citizens for Wise Growth

2006-06-14T12:14:00.000-07:00

GROWTH
Experts sought for Pioneer Plaza
Environmental study, fiscal review planned

AUBREY COHEN
THE BELLINGHAM HERALD

Ferndale officials are looking to hire consultants to help them analyze the environmental and economic impacts of the proposed Pioneer Plaza commercial center along Interstate 5.

Representatives of developer Pioneer Plaza Group filed an application last fall for a center that would put 1.1 million square feet of retail space and 160 condos on 98 acres on the south side of Axton Road, just east of I-5.

City officials declared the application complete and opened a comment period last month. Officials have said they expect to determine the project would probably have a significant environmental impact and, therefore, need an environmental impact study.

"There's just no way we're not going to do a determination of (environmental) significance," City Administrator Greg Young said. He said traffic would be a major issue.

Opponents also have said the project could cost the city more in services than it brings in through added taxes.

That's where the fiscal consultant comes in, Young said.

"We need to find out what the benefits and what the costs are to the city," he said. "Until you quantify those it's hard to make a rational, balanced decision."

Project representatives said they knew they would need to pay for an environmental review and thought the fiscal analysis was a good idea as well.

"There's been so much public discussion and there are so many misconceptions about what this project would actually do that I think it's probably important for both the city and us to find some credible consultant to look at it," project lawyer Jack Swanson said. "We're going to find out what the real facts are."

The city could hire one consultant for both studies or separate ones for each, Young said. He said officials hoped to select a consultant or consultants in early July. The Pioneer Plaza Group would pay for the consultants.

No PUD update

2006-02-07T10:27:00.000-08:00

GROWTH

Pioneer Plaza ban allowed to expire

Ferndale Council heard hours of public testimony

JON GAMBRELL
THE BELLINGHAM HERALD

FERNDALE - Pioneer Plaza, a controversial large-scale residential and commercial development proposed for Axton Road, inched closer to becoming a reality early this morning.

After hours of testimony and questions from residents Monday night, a silent Ferndale City Council allowed a temporary ban on commercial planned unit developments to expire at midnight.

The ban's focus was the proposed Pioneer Plaza project, which would place 1.1 million square feet of retail and office space as well as 160 condos on 98 acres just east of Interstate 5.

With the ban now expired, proponents of the development can tweak their plans to satisfy Ferndale's planning department. After that, the project can be submitted and vested under current city rules - meaning no future laws passed by the City Council can affect it.

The council still could reject the plan or ask for slight modifications.

At its height, the council's discussion of the ban drew more than 70 people into Ferndale's City Hall Annex Monday night. Pioneer Plaza detractors warned the development would further clog city traffic and asked the City Council to extend its temporary ban to create stricter regulations.

"It's a huge issue," said Ferndale resident John Flarry. "It's an issue that will impact Ferndale for a long time."

Mike Kohl, a consultant representing Pioneer Plaza, called the city's current rules on large-scale commercial developments "excellent."

"We don't come with carpetbags. We don't come in the middle of the night," he said. "We come with full understanding of your regulations."

However, both the Whatcom County Council and the Bellingham City Council disagree. Those councils previously passed resolutions warning Pioneer Plaza would lead to urban decay and overburden county roads. County Council members Barbara Brenner and Carl Weimer attended the Monday night meeting to ask the council to extend the ban.

In the end, no one on the Ferndale City Council proposed extending the ban, though Councilman Gary Jensen said their actions would extend beyond Pioneer Plaza concerns.

"It's a question of if the citizens of Ferndale trust us to be good stewards," he said.

Reach Jon Gambrell at jon.gambrell@bellinghamherald.com or call 715-2263.

Ensuring Growth Doesn't Outpace Services

2006-02-03T11:39:00.000-08:00

GROWTH
County to work on growth rules

AUBREY COHEN
THE BELLINGHAM HERALD

Whatcom County officials will start work on new rules to ensure growth does not outpace development of roads, parks and other services.

The County Council Tuesday passed a resolution calling for a concurrency management program, which would set service standards, bar projects that would cause services to fall below standards and require developers to build or contribute to road, park and other improvements to keep up with growth.

The council passed the resolution in a 6-0 vote, with Ward Nelson absent.

County Executive Pete Kremen proposed the measure last month.

GROWTH

Officials: Rules allow Pioneer Plaza oversight

Ferndale council had imposed a moratorium

AUBREY COHEN
THE BELLINGHAM HERALD

Ferndale's rules governing certain large commercial developments are adequate, city officials told City Council members Wednesday.

Planning Director Tom Black and City Attorney Richard Langabeer reviewed rules for commercial planned unit developments after the council voted last month to impose a 40-day moratorium on such applications. The council will host a public hearing on the moratorium Monday and could extend it.

The council imposed the moratorium at the request of area residents worried about the Pioneer Plaza plan, which would put 1.1 million square feet of retail and office space, plus 160 condos, on 98 acres on the south side of Axton Road, just east of Interstate 5.

Planned unit developments permit certain uses not typically allowed in given zones. Area residents and their lawyer, David Bricklin of Seattle, said city planned unit development rules, among other things:

Were not drafted with such large developments in mind.
Were too vague on things like which uses are allowed and protecting the environment and nearby neighborhoods.
Were missing criteria on issues like roads, landscaping and lighting.
Would not allow homes, which Pioneer Plaza proposes.
Did not demand anything from developers in return for flexible standards.

On Wednesday, city officials said all of these points were invalid.

"It is just nonsense to say that the city's plans and regulations never anticipated, and are therefore inadequate, to deal with large commercial proposals like Pioneer Plaza," Black said.

City Administrator Greg Young said the planned unit development regulations should be considered along with other applicable rules, including the city's critical areas ordinance, design and landscaping standards and a required environmental review.

"The city is ready for large-scale commercial development," Young said. He also noted that the City Council would get to decide whether to approve a planned unit development.

The planned unit development rules did not demand anything in return from developers because city officials considered flexible and innovative developments themselves to be beneficial, Black said.

Reach Aubrey Cohen at aubrey.cohen@bellinghamherald.com or 715-2289.

2006-01-26T20:20:00.000-08:00

GROWTH
Development on Ferndale agenda

AUBREY COHEN
THE BELLINGHAM HERALD
- 1/25/06 -

Ferndale City Council members will discuss the city's rules governing certain large commercial developments, such as the Pioneer Plaza plan, at a series of meetings starting this morning.

On Jan. 2, the council imposed a 40-day moratorium on applications for commercial planned unit developments. People worried about Pioneer Plaza, a residential-commercial center proposed on Axton Road, pushed for the ban.

The council's Planning and Judicial Committee has scheduled a meeting at 9:30 a.m. today for citizens to give their views on the rules. City officials will talk about their review of the rules at 9:30 a.m. Feb. 1. The council has scheduled a work session on the rules at 5 p.m. Feb. 6, followed by a public hearing on the moratorium at 7 p.m.

All of the meetings are in the City Hall Annex, 5694 Second Ave. Details: 384-4006.

2006-01-05T09:15:00.000-08:00

GROWTH

Ferndale plaza plan hits snag
City Council OKs 40-day moratorium

AUBREY COHEN
THE BELLINGHAM HERALD

After three failed attempts, people worried about the proposed Pioneer Plaza development in Ferndale got the City Council to approve a temporary ban on the plan Tuesday.

The council voted 6-0, with new council member Ken Downey on military duty, to impose a 40-day moratorium on applications for commercial planned-unit developments. This would apply to Pioneer Plaza, whose application city officials deemed incomplete, but not a conference and events center proposed at Rural and Sunset avenues, because that application is complete.

Pioneer Plaza would put 1.1 million square feet of retail and office space, plus 160 condos, on 98 acres on the south side of Axton Road, just east of Interstate 5. Area residents and their lawyer said city rules on planned-unit developments lack sufficient detail on things like mixing uses, limiting building sizes and ensuring developers pay for needed infrastructure - particularly roads.

The moratorium would give city officials time to answer these concerns, new council member Gary Jensen said. "I don't have an answer right now and I don't like that."

Jensen, Downey and Keith Olson unseated three council incumbents in the November election.

City Administrator Greg Young said he thought the planned unit development rules, along with other city regulations, were adequate but could be improved.

"No city has perfect regulations," he said.

Lynnea Flarry, a Ferndale-area resident who was among those pushing for a moratorium, said she was elated.

"But we also feel that the work has just begun because we really want the ordinance to be something that will truly protect the citizens and taxpayers of the city of Ferndale," she said.

Mike Kohl, a consultant representing Pioneer Plaza, said he learned about the moratorium Wednesday morning.

"You would think just as the most simple courtesy if they were going to hold a hearing on your project they would notify you so you could participate," he said.

Kohl defended the city's current planned-unit development rules and said the plan addressed concerns. But he said the moratorium should not slow the project down.

"I think it's going to give the council an opportunity to look at their documents and understand how we've complied or not complied and advise us what we need to do," he said.

UPDATE
Last we knew: Ferndale-area residents and their lawyer urged the City Council to ban big developments like the Pioneer Plaza plan and upgrade city rules.

The latest: The council imposed a 40-day moratorium on commercial planned unit developments Tuesday.

What's next: City officials will respond to the concerns about city rules.

[ BELLINGHAM HERALD ]

2005-12-31T10:43:00.000-08:00

Citizens, Don't miss your chance to be part of
the Comprehensive Plan Review and Update!
>>> Here's the info from the City Gov't website >>>

CITY OF FERNDALE (WA)

GMA Comprehensive Plan Review and Update

Beginning in 2005 the City of Ferndale will review, and if needed, update its Comprehensive Plan and development regulations to ensure they continue to comply with the Washington State Growth Management Act (RCW 36.70A) as it has been amended since its adoption by the state legislature in 1990. Periodic review and update of the City's Comprehensive Plan and development regulations is necessary to reflect current laws, local needs, new data, correct errors, and or clarify intent. The current Comprehensive Plan was adopted in 1996. This review is the first to be conducted per the specific procedural and substantive requirements of RCW 36.70A.130(4), which requires that this review and update of both the Plan and its development regulations be completed before December 1, 2004, and that subsequent updates occur every seven years thereafter.

What is the Comprehensive Plan?

Ferndale’s Comprehensive Plan is the official statement adopted by the Ferndale City Council setting forth goals and policies to protect the health, welfare, safety and quality of life of Ferndale residents. At the local level, the fundamental purpose of the Plan is to manage growth and land use in order to sustain and enhance the quality of life for city residents, as that quality is defined by the residents themselves via the public participation process. The Plan expresses a long-range vision of how citizens want their community to look and function in the future. The Plan helps to focus, coordinate and direct the many diverse activities of City departments by providing a comprehensive and common vision.

What are development regulations?

Development regulations are controls placed on the development and use of land. They include zoning districts that reflect the land use designations on the Land Use Map in the Land Use Element within the Plan, and regulations to protect the public health, safety and welfare, i.e., short plat and subdivision ordinances, conditional land uses, shoreline management ordinances, sensitive environmental resources, i.e., critical areas that are specifically wetlands, streams, aquifer recharge areas, fish and wildlife habitats, frequently flooded areas, and geological hazards. Development regulations are used to carry out the goals and policies of the Comprehensive Plan.

Update vs. Amendment

"Update" and "amendment" are two distinct terms under GMA. "Update" means to review and revise, if needed, the Comprehensive Plan and development regulations for compliance with GMA at least once every seven years. "Amendment" generally refers to the routine annual process of amending the Plan in response to applications for amendments submitted by citizen parties of interest or City department heads, or in response to direction from the City Council or Planning Commission. Applications for the 2006 round of amendments to the Comprehensive Plan or regulations must be submitted to the City of Ferndale between April 1 and May 1, 2006.

How can citizens get involved?

Opportunities for public involvement will be provided throughout the 2006 Comprehensive Plan Update Program to encourage early and continuous public participation. Citizens are encouraged to actively participate in the project by attending advertised public meetings, workshops, and hearings of the Planning Commission and City Council, visiting the City’s website or by contacting planning staff. For more information, please see the City's Public Participation Process as outlined in Resolution Number 05-05-02A.

2005-12-31T07:42:00.000-08:00

www.bellinghamherald.com - Wednesday, December 28, 2005
GROWTH
Ferndale looks to control growth
Proposed storm water fee to pay for flood prevention

MARY LANE GALLAGHER
THE BELLINGHAM HERALD

From Pioneer Plaza east of the freeway to housing in the western part of the city, growth in Ferndale will continue to make news next year.

But the question remains: How big, how fast?

The question is likely to come up a lot next year as the Pioneer Plaza Group applies for a planned use development application for the 100-acre retail, office and residential complex proposed on land east of Intestate 5 and south of Axton Road. Developers have already submitted a building permit application for the project, and the environmental review process is under way.

After the hearings are complete, it would take at least a year to complete construction drawings, said Mike Kohl, a consultant for the Pioneer Plaza Group.

"Whatcom County deserves more than a bunch of big box stores," Kohl said "We would really like to build something nice out there."

Many Ferndale residents worry the project could destroy downtown business and cause the city to grow too fast. But saying "no" to the project might backfire for those worried about the impacts of growth, said Greg Young, city administrator.

"In time, something is going to be built there," Young said. If 100 acres is developed one or two acres at a time, it's more difficult to assess the broader impact - or require developers to pay for infrastructure improvements, he said.

The city expects a new sewer connector line to be done in April, Young said. It will relieve the city's maxed-out main sewer line to allow for the eventual development of 1,000 acres of unincorporated urban growth area.

"It's really one of those legacy projects whose benefits are going to be reaped for many, many years in the future," Young said.

The $2 million project is funded with sewer connection fees, Young said.

Ferndale may also see a proposed storm water fee in 2006, Young said. The City Council has identified about $8 million in storm water projects that would prevent localized flooding, and the next step is to figure out how to pay for them.

"The City Council has agreed storm water is something we need to address," Young said. "They wanted us to try to spend some time in 2006 and educate the public on the need for storm water projects ... and how we might be able to fund them."

Voted out of office for not listening

2005-12-22T20:44:00.000-08:00

Ferndale vote, mall idea may be linked

Mall 'just scared people' says challenger who has a big lead over incumbent

AUBREY COHEN
THE BELLINGHAM HERALD (11/10/05)

Without ever even taking a vote on the Pioneer Plaza plan, all three Ferndale City Council members up for re-election Tuesday may have lost their seats at least in part because of the proposed retail center.

"I think this mall thing probably brought a lot of people out to vote," said Ken Downey, who is leading incumbent Susan Cole for Position 5. "There's some real mixed emotions about whether that thing is a good thing or a bad thing, how the impacts are going to be managed."

GROWTH CONCERNS
Gary Jensen, who has a big lead over Position 6 incumbent Carol Brumet, said he heard a lot of voter discontent about growth and Pioneer Plaza in particular.

"That mall just scared people," he said.

Incumbent Ron Wilson, who is losing to Keith Olson, blamed the election result on a movement against growth, centering on Pioneer Plaza.
"With this new council that will sit in January, any development in Ferndale's going to be difficult to get through," he said. "This group is very anti-growth."

Pioneer Plaza would put 1.1 million square feet of retail and office space, plus 160 condos, on 98 acres on the south side of Axton Road, just east of Interstate 5. Developer Pioneer Plaza Group has hosted a pre-application meeting but has not yet filed a formal plan.

During the campaign, incumbents and challengers generally agreed some kind of retail development was inevitable on the site and called for ensuring it did not cause problems or cost taxpayers. But their level of enthusiasm for Pioneer Plaza varied, with incumbents saying it could provide tax revenue and a place to shop while challengers expressed more criticism of the plan and concerns about impacts such as traffic.
Councilman Steve Oliver, who is up for re-election in 2007, said everyone is concerned about Pioneer Plaza.

HAVEN'T SEEN PROPOSAL
"That being said, we still haven't even seen a proposal from the developer yet," he said. "It's pretty premature to try to guess what the impacts might be."

Oliver said the early election results, if they hold up, would show opponents raised issues that resonated with voters. But he hoped Pioneer Plaza was not very significant.

"There's so many other pressing issues going on in the city," he said.

A Clean Sweep

2005-12-06T10:35:00.000-08:00

ELECTION
Ferndale recount favors Downey
Incumbent still has option for 2nd tally

JON GAMBRELL
THE BELLINGHAM HERALD

A U.S. Border Patrol employee gained an extra two votes in a hand recount for the Ferndale City Council Monday, besting his incumbent opponent.

Ken Downey, 41, said he was excited to remain the winner of the City Council's Position 5 seat. Out of the more than 2,400 ballots cast in the race, Downey now holds a four-vote lead over incumbent Susan A. Cole.

"This is the third time I've run," Downey said. "The third time's a charm, I guess."

Cole, owner of Madison's Restaurant, still could pay for a second recount of the race in the next few days. She did not return calls for comment Monday.

Downey's win represents a clean sweep in removing three incumbents up for election this fall. Fellow U.S. Border Patrol employee Keith Olson beat incumbent Ron Wilson. Challenger Gary Jensen beat incumbent Carol Brumet.

For now, Downey plans to go to Afghanistan for three months just after Christmas with the Air National Guard. He said he will begin his council service sometime in March, taking a hard look at growth issues confronting Ferndale.

"No one with a straight face can say growth is not going to happen," he said. "It doesn't have to happen at a rate that the city can't deal with."

bellinghamherald.com

Trivial changes to plan - Application filed with city.

2005-11-27T18:27:00.000-08:00

GROWTH

Pioneer Plaza development plans revised

Stores to get less space, parks more

AUBREY COHEN
THE BELLINGHAM HERALD

Developers of the nearly $300 million Pioneer Plaza proposal in Ferndale have revised plans for the retail-office-residential center and provided new details in formal application documents filed with the city.

The new plan eliminates about 200,000 square feet of stores and offices, cuts the amount of land buildings take up by about 100,000 square feet and adds about 9 acres of parks, common areas and landscaping. Mike Kohl, a consultant for developer Pioneer Plaza Group, said the changes address area residents' concerns about the project's size.

The developers also put together a design manual that includes details on such things as bicycle and pedestrian safety, accessibility for disabled people and architectural styles, Kohl said. "This is specification on how this project has to be built."

Pioneer Plaza would go on about 100 acres on the south side of Axton Road, east of Interstate 5.

According to plans the developers filed with Ferndale, it would include:

• 687,626 square feet of retail space - compared with about 800,000 square feet of leasable space inside Bellis Fair mall;

• 234,361 square feet of offices;

• 844,968 square feet of garages;

• 160 condominiums;

• 13.9 acres of parking lots;

• 8.8 acres of streets;

• 15.6 acres of parks, common areas and landscaping;

• 42 acres of wetlands.

The developers say it would:

• Cost nearly $300 million to develop;

• Be built in phases over at least five years;

• Provide up to 2,000 jobs on site and stimulate development of at least 1,000 more in the community.

For more details about Pioneer Plaza, call the Ferndale Planning Department, 384-4006, or BAS Construction & Development Services, 752-9099.

The new plan adds a transit center and a fenced dog park, which Kohl said the state Department of Ecology required to help keep pet waste out of wetlands on the site.

Pioneer Plaza would feature a central open-air plaza, with landscaping, wide sidewalks and angled parking around the outside.

Two- and three-story commercial buildings nearby would wrap around garages. More two-story buildings would stand by large parking lots on the edges.

Kohl said this sort of "lifestyle center" gets back to America in the 1940s, when people walked outside between stores, restaurants, professional services and homes.

The site's zoning would allow big-box uses like Costco, Sam's Club or a lumber yard without the planned unit development approval the current plan required, he said. "It really gets down to what you want to have happen here."

Ferndale resident John Flarry, an opponent of the plan, said it was still big enough to cause traffic problems and devastate Ferndale's downtown.

"It's just going to change the entire character of Ferndale," he said.

Bellingham City Council and Whatcom County Council have opposed the plan in resolutions, which have no legal weight.

Ferndale City Administrator Greg Young said city officials probably would require an environmental impact statement - a long process comprising a detailed review of a range of issues.

"This is a project that's going to be in the works for a while," he said.

www.bellinghamherald.com

GROWTH

Bridge, I-5 ramp changes advised for Plaza

Project could generate 30,000 vehicle trips daily

AUBREY COHEN
THE BELLINGHAM HERALD

Pioneer Plaza traffic would necessitate a bigger Main Street bridge over Interstate 5, along with many other road changes, according to the developers' traffic study.

The impact on traffic and who would pay for needed improvements have been among area residents' biggest worries.

"Even if they've cut back 10 or 15 percent of the size of the development, there's still going to be a huge impact on traffic," Ferndale resident John Flarry said.

Ferndale City Administrator Greg Young said traffic probably would be a big part of an environmental impact statement city officials expect to require for the project.

Traffic Consultants of Everett found Pioneer Plaza would generate an average of nearly 30,000 vehicle trips a day - about the daily volume on Sunset Drive at Interstate 5.

They said nearly 17,000 of those would be trips just to the center, rather than people who already were driving right by it or diverted from a nearby road, such as Interstate 5.

The consultants called for some improvements before anyone moves into the center, including a second eastbound lane to Axton Road from Barrett Road to Pioneer Plaza, a traffic light at the Axton Road entrance to the center and some longer turn lanes at Main Street and Interstate 5 ramps.

They said occupancy of more than 35 percent of the development would necessitate more changes, including more lengthening of turn lanes, reconfiguration of the I-5 north off-ramp, and an all-way stop at the intersection of Smith Road, Barrett Road and Pacific Highway.

The consultants said expansion over 60 percent of the development would require rebuilding the southbound off-ramp of I-5, making the Main Street bridge over I-5 five lanes wide, extending some lanes and adding others and a traffic light at the Barrett Road entrance to the center.

The consultants noted that the five-lane bridge was unlikely to be done before the developers plan to finish Pioneer Plaza and said the developers should be able to go ahead by making other improvements and paying their proportionate share of the bridge's cost.

Pioneer Plaza consultant Mike Kohl said city or county officials might require other improvements, such as an interchange at Smith Road. The Pioneer Plaza developers should not be required to pay for all of the improvements because of all of the other development in the area, Kohl said.

"We are, as we have stated, going to pay our share and most likely more than our share of the costs necessary to complete the work," he said. "And the result of us doing that work is we're going to provide one hell of a tax base to Whatcom County and the city of Ferndale."

www.bellinghamherald.com

Moratorium meetings were possible key point

2005-11-11T17:29:00.000-08:00

ELECTION

Moratorium meetings were possible key point

AUBREY COHEN - THE BELLINGHAM HERALD

The closest the Ferndale City Council came to making a move on the Pioneer Plan was in July, when it twice rebuffed opponents' requests for a moratorium on big new developments while city officials update development rules and the comprehensive plan.

Council challenger Ken Downey, who favored a moratorium, said he decided to make his third run for a council seat after a moratorium motion didn't even get to a vote.

"When I saw that I said, 'This is just wrong,' " he said.

Challenger Gary Jensen said the council made a "tactical error" when it initially declined even to discuss the moratorium request in front of about 75 Pioneer Plaza opponents.
"All those people talked and then they immediately ignored it and went on to something else. You just can't do that," he said. "That was the most people I'd ever seen at a council meeting, and I've been to a lot."

Jensen said he would have sought more information.

Ron Wilson, the one council member who proposed a moratorium, is among those losing their re-election bids.

Ferndale vote, mall idea may be linked

2005-11-11T04:50:00.000-08:00

Mall 'just scared people' says challenger who has a big lead over incumbent

AUBREY COHEN
THE BELLINGHAM HERALD

Without ever even taking a vote on the Pioneer Plaza plan, all three Ferndale City Council members up for re-election Tuesday may have lost their seats at least in part because of the proposed retail center.

"I think this mall thing probably brought a lot of people out to vote," said Ken Downey, who is leading incumbent Susan Cole for Position 5. "There's some real mixed emotions about whether that thing is a good thing or a bad thing, how the impacts are going to be managed."

GROWTH CONCERNS
Gary Jensen, who has a big lead over Position 6 incumbent Carol Brumet, said he heard a lot of voter discontent about growth and Pioneer Plaza in particular.

"That mall just scared people," he said.

Incumbent Ron Wilson, who is losing to Keith Olson, blamed the election result on a movement against growth, centering on Pioneer Plaza.

"With this new council that will sit in January, any development in Ferndale's going to be difficult to get through," he said. "This group is very anti-growth."

Pioneer Plaza would put 1.1 million square feet of retail and office space, plus 160 condos, on 98 acres on the south side of Axton Road, just east of Interstate 5. Developer Pioneer Plaza Group has hosted a pre-application meeting but has not yet filed a formal plan.

During the campaign, incumbents and challengers generally agreed some kind of retail development was inevitable on the site and called for ensuring it did not cause problems or cost taxpayers. But their level of enthusiasm for Pioneer Plaza varied, with incumbents saying it could provide tax revenue and a place to shop while challengers expressed more criticism of the plan and concerns about impacts such as traffic.

Councilman Steve Oliver, who is up for re-election in 2007, said everyone is concerned about Pioneer Plaza.

HAVEN'T SEEN PROPOSAL
"That being said, we still haven't even seen a proposal from the developer yet," he said. "It's pretty premature to try to guess what the impacts might be."

Oliver said the early election results, if they hold up, would show opponents raised issues that resonated with voters. But he hoped Pioneer Plaza was not very significant.
"There's so many other pressing issues going on in the city," he said.

Reach Aubrey Cohen at aubrey.cohen@bellinghamherald.com or 715-2289.

Letter to the Editor

2005-08-07T14:32:00.000-07:00

Bellingham Herald - Sunday, August 7, 2005
LETTERS TO THE EDITOR

Look at traffic issues for mall

The Ferndale "mega mall" project, without proper traffic infrastructure, will give us an Interstate 5-Marysville nightmare, and the local people know it.
I like some of the aspects of the plan and would want all of the good things that would enhance our quaint village of 10,000: the expected sales tax revenue, added retail sales career opportunities and, as owner of Frank-n-Stein brewery, more thirsty customers to drink my wonderful beer.
These are all good things; however, being in the beer business, I know what a bottleneck is - we have one in Ferndale. I describe our current traffic pattern as a funnel and the addition of the mall on the east side of the bridge adds a second funnel the other way. We'll have what'll look like a bow tie. Tied up in traffic.
Ironically and historically, Ferndale was once known as "jam" because of the logjam that acted as a river crossing. We need another bridge over the Nooksack, a Thornton/I-5 connector and a Church Road connector.
As our leader, we need the mayor to foresee what's best for our future and sell us on the plan. Our mayor is a real estate salesperson; he needs to sell the people of Ferndale before putting up the "sold" sign.

Lloyd Zimmerman
Ferndale

Pioneer Days

2005-07-31T20:39:00.000-07:00

What a week-end! We had a great time meeting people and taking in the wonderful activities. Thank you all for representing our group and taking the message out there. And thanks to Howard and Sandy Andreasen for making our beautiful float possible. We got quite a few new signatures on our petition and many concerned citizens said they would attend the meeting of the Ferndale City Council this Monday.(August 1st at 7 p.m. at the annex on 2nd ave) Here are a few photos.

Whatcom County Council opposes mega-mall

2005-07-31T11:43:00.000-07:00

Whatcom County Council
Resolution # 2005-037
(title)
OPPOSING FERNDALE'S PROPOSED REGIONAL-TYPE RETAIL MALL

... The resolution concluded by saying:

NOW, THEREFORE, BE IT RESOLVED, that the Whatcom County Council believes Ferndale's proposed regional-type retail mall is out of scale with the Ferndale coomunity and is not in the best interest of the Whatcom County community at large; and

BE IT FURTHER RESOLVED, that the County Council believes only through collaborative efforts with other jurisdictions will Ferndale be able to avoid creating negative impacts; and

BE IT FINALLY RESOLVED, that the Whatcom County Council supports a very thorough review of traffic impacts to County roads, state highway systems, and transportation systems, and the coordination of critical area evaluation and the protection of natural resources.

Read the whole resolution at: http://www.co.whatcom.wa.us/council/2005/res/res2005-037.pdf

LETTERS TO THE EDITOR

2005-07-25T02:02:00.000-07:00

BELLINGHAM HERALD
LETTERS TO THE EDITOR
Fears impact of big Ferndale mall

At a recent City Council meeting Ferndale citizens united like never before to request a temporary moratorium on major developments, like the massive regional shopping center that would be 20 percent bigger than Bellis Fair.

City Council's immediate response was to move to the next item on the agenda. No discussion, no debate, no guts.

We learned any sense of duty the City Council has to represent the people is clearly outweighed by big development politics and money. And all the comprehensive city planning in the world cannot prevent a travesty such as the approval of a half-baked regional mall concept.

But this is not just a Ferndale issue. It is an issue about the future of Whatcom County.

Such a massive development will impact downtown businesses everywhere, county traffic patterns, the distribution of sales tax revenue, taxes for infrastructure, and allocation of scarce state highway funds.

Ferndale City Council should not operate in a vacuum. County Council, city councils and state government must bring their influence to bear.

How and where massive development occurs should be based on a truly comprehensive plan.

Shortsighted Ferndale politics have to be challenged at every level so we do what's right for Whatcom County.

John Flarry
Ferndale

Pioneer Plaza - Anticipated Permit Process

2005-07-22T18:32:00.000-07:00

Pre-application meeting with TRC	Held 7/12
Community meeting	Held 7/13
Receive Applications(PUD, Plat, SEPA Checklist)	Date unknown
Issue Letter of Completeness	City has 28 days to determine completeness
Issue Notice of Application	Within 14 days of LOC,14-30 days for comment.
Issue SEPA Threshold Determination	Following review of SEPA Checklist.
Initiate scoping process.	30 days for comment onscope of EIS
Issue RFP for consultant to prepare EIS	ASAP
Prepare Draft EIS (DEIS)	?
Issue DEIS -solicit comment	30 days for comment
Issue Final EIS (FEIS)	Within 60 days of comments on DEIS
Public Hearing (PC or HE)	Within 30 days of issuance of FEIS
PC or HE recommendation to Council	?
City Council final decision	Within 2-4 weeks of receiving recommendation

City Councils Attitude

2005-07-22T17:01:00.000-07:00

Bellingham Weekly, The Skinny:
July 07, 2005

FERNDALEÂS FAIT ACCOMPLI?: Ferndale residents this week failed in their bid to get their City Council to consider a temporary ban on large scale commercial developments.

Back in April, developers released plans for a new Ferndale commercial center 20 percent larger than Bellis Fair Mall. Pioneer Plaza is proposed on 100 acres south of Axton Road, just east of Interstate 5, offering more than 1 million square feet of retail and offices, plus 160 condos.

By bellinghamweekly.com/bw/content/skinny/ferndacomparison, Bellis Fair has 800,000 square feet of lease space inside the mall, with about 13,000 more square feet of lease space on the property.

Cars would enter and leave along Axton Road and Barrett Avenue, developer Mike Kohl says.
Residents say the City needs more time to fully consider the impacts of such a project. ...

=============

Bellingham Herald
home > news > Growth
Thursday, July 21, 2005

GROWTH
Ban fails on big developments

AUBREY COHEN
THE BELLINGHAM HERALD

Ferndale residents opposed to the proposed Pioneer Plaza commercial center have failed for a second time to persuade the City Council to temporarily ban big new developments.
Members of Citizens for Wise Growth first asked the council to enact a moratorium on July 5. They tried again on Monday. Citizen group member Kira Derhgawen said the group may go to the council a third time.
"We want to let our citizens know that this is their attitude toward development and toward citizen input," she said.

[ Source ]

SIT DOWN AND SHUT UP

2005-07-19T13:42:00.000-07:00

How developers are stifling democracy in your town.
Seattle Weekly - Mossback, by Knute Berger

Remember SLAPP suits? Back in the 1980s and '90s, corporations developed a tactic of filing lawsuits against outspoken critics. The idea was to silence them under a mound of legal paper and fees. SLAPP stands for "strategic lawsuit against public participation," and people from neighborhood activists to Oprah Winfrey were hit with them for fighting development projects or, in the case of Oprah, bad-mouthing beef. Simply put, it was a way of gagging the public through intimidation: Speak up as a private citizen and find yourself chained to an attorney for the rest of your life.

The tactic was an outrageous assault on free speech, but in some cases it worked. The backlash, though, was strong, and some states, including Washington, adopted laws to ban such suits. As ever, though, big corporations and their legal departments have proved adaptable. What we're seeing now is a different tactic with the same end in mind: silencing John and Jane Q. Public.

Instead of dragging individuals into court, the new idea is to simply shrink the court of public opinion with the aid of willing or scared public officials.

In the rural town of Yelm in Thurston County—mostly known as the home of New Age diva JZ Knight—many locals are concerned about the application of Wal-Mart to build a store in town. So upset and so vocal have these folks been in expressing their concerns about the future quality of life in Yelm that the City Council has had enough. According to press accounts, in April, the council approved a motion to ban discussion of or mention of the word "moratorium" in connection with big-box retailers. In other words, it passed a moratorium on moratoriums. That was followed by an edict in June that anyone attending a City Council meeting and attempting to discuss Wal-Mart would be told to sit down and shut up. ....

[ Read the whole article ]

Pioneer Plaza neighborhood preapplication meeting

2005-07-14T15:18:00.000-07:00

The preapplication meeting was just a sales pitch with precious little information about the costs and impacts of the proposed Mall development.

Ferndale mall plan questioned

Many residents oppose retail, condo proposal

AUBREY COHEN
THE BELLINGHAM HERALD

About 125 people from in and around Ferndale came out Wednesday to ask questions about and, largely, express opposition to the proposed Pioneer Plaza commercial center in the city. ...

Who's behind this?
The developer is Pioneer Plaza Group: three local business people and one British Columbia businessman. Kohl declined to name names but, ...

What stores would go in there?

Kohl said he could not be specific, ...

What about traffic?
...

[ full article ]

CITIZEN'S ALERT!

2005-07-08T13:39:00.000-07:00

IMPORTANT PUBLIC MEETING
Regarding
Pioneer Plaza

When: Wednesday July 13, 2005
Time: 6:00 P.M. (be early!)
Where: Ferndale Senior Center
===========================
This meeting is being put on by the Mall Developers representatives.
This meeting is required by law.
This meeting is the Publics (on the record) opportunity to comment on the proposed development.

For more information: laflarry@foxinternet.com
=====================================

The Mall Developers representative has post a "public notice" of the meeting.

You can read it... if you pull off the road, get out and wade across the ditch.

"one million square feet of retail and office space"

2005-07-08T13:26:00.000-07:00

NW BusinessMonthly
Volume 30 • Number 05
May 2005
Northwest Washington continues to grow
Commercial and residential projects flood region
by Dana E. Blozis

... Ferndale adds largest mall in Whatcom
Further south, in Ferndale, the Pioneer Plaza, a major commercial and residential center, plans to break ground in the coming year. The center, planned to be built on 100 acres of land south of Axton Road and east of Interstate-5, would include one million square feet of retail and office space along with 160 condominium units.
Ferndale Associate Planner Michael Jones said the Pioneer Plaza submitted its project application on April 11. Following a review of the application, environmental assessments must be completed before the plan is brought before the Planning Commission.
At that point, a series of public hearings will be held before the plan is ultimately submitted to the Ferndale City Council for review. While the project’s proposed timeline is not yet known, the project stands to bring significant commerce to the area. ...

Mission Statement

2005-06-09T21:18:00.000-07:00

To enhance the Ferndale community’s quality of life by recognizing and addressing the challenges posed by population increase and imprudent use of resources.

Objectives:

Preserve the rural character and agricultural health in the Ferndale area.

Save and enhance the downtown area of Ferndale.

Preserve the prevalent individual town and community character of the Ferndale area.

Work to ensure that those who benefit from development pay the full costs of that development.

Re-evaluate pro-growth policies that do not enhance our quality of life.

Work to give the Ferndale community the ability to limit and contain growth.

Establish quality of life standards and ensure that growth promotes these standards.

Promote community leaders who will work to preserve our quality of life in the Ferndale community.