Ferndale City Council

**Administrator Burnett, on emergency management improvement:** "Going into the the previous large flood event, we were really in a position of of responding to the flood a lot more in real time where it was the water kept going up. Quicker than what the the Noah Gage was indicating that was going to do." **Mayor Hansen, on flood response community engagement:** "Almost everywhere we stopped, people would come out or in a City car. People would come out and and you know, I can't emphasize how big a deal it was for those individuals who had an opportunity to. Speak with. You know, you know people from the city and elected official right there in the midst of the flood fight." **Communications Officer Juenemann, on community collaboration:** "I can't express enough the gratitude. Of working with our community partners with this because I really think that we were able to reach a lot more people in our Community and quickly." **Council Member Porter, on state education funding:** "The

# A Passionate Plea, Development Updates, and Flood Lessons Learned ## Meeting Overview The Ferndale City Council convened for their regular meeting on Tuesday, January 20, 2026, in the City Hall Annex chambers. Mayor Greg Hansen presided over a meeting that would encompass everything from emotional public testimony to technical development presentations and critical lessons from a recent natural disaster. Present were Councilmembers Herb Porter, Ali Hawkinson, Erin Gunther, Robert Pinkley, and Jon Mutchler, with Councilmember Ryan O'Larey excused and Councilmember McKenna Pinto-Gonzalez attempting to join remotely. The evening's agenda promised a mix of routine business and substantive presentations, but it was bookended by moments that revealed both the human drama of local governance and the careful planning required to protect a community from natural forces beyond their control. ## A Death Threat and Unanswered Questions The meeting's most striking moment came during public comment when an unnamed speaker delivered an emotionally charged testimony about death threats and official silence. The individual, clearly frustrated and fearful, directed pointed questions at officials in neighboring Blaine while criticizing Ferndale's response to what appeared to be a serious public safety matter. "On several occasions I have asked Blaine's Mayor, Mary Lou Stewart, a very simple question," the speaker began. "Did you have prior knowledge that I was going to get a death threat? She has remained silent." The testimony painted a troubling picture of intergovernmental tension and alleged inaction. The speaker described receiving a death threat from "a convicted felon with a known violent history" who had previously been sentenced to prison for shooting at cars with a rifle. According to the speaker, Ferndale Police Officer Hart was aware of this history but failed to provide adequate help, instead directing the complainant "back to harm's way to Blaine with a conflicted chief of police." "Officer Hart was aware of this, but he did not help me," the speaker said. "He sent me back to harm's way to Blaine with a conflicted chief of police to get my investigation looked at." The individual read from text messages sent to Officer Hart: "Do you know anyone at [Whatcom County] who could investigate the death threat against two City Council members and four citizens? It has been 5 days. Blaine is not acting. The man who made the threat is still free." The response, according to the speaker, was silence—a pattern that appeared to extend beyond Blaine to Ferndale itself. The testimony concluded with sharp questions directed at Blaine officials about their connections to the alleged perpetrator and their handling of the investigation, while asking Ferndale directly: "What are you gonna do to help us?" The Council listened without response, adhering to their policy of not addressing public comments during the meeting, but the gravity of the allegations hung over the proceedings. ## New Officers Join the Force In a more uplifting moment, Police Chief Matt Huffman introduced the department's two newest officers to the Council and community. Officer Eric Berkeley, who grew up in Blaine and spent the previous year and a half as a corrections deputy with the Whatcom County Sheriff's Office, was preparing to leave for the police academy on Monday morning. "He leaves Sunday to go to the Academy," Chief Huffman explained, noting the quick turnaround from hiring to training that has replaced the lengthy waiting periods of previous years. The department also welcomed Officer Paul Perry, a lateral hire with two and a half years of experience with Bellingham Police, who was already on patrol. "Gone are the days where we had to wait for months to get a new officer," Mayor Hansen observed, a comment that reflected the department's improved recruitment and retention. The introductions represented a significant staffing boost for the Ferndale Police Department, bringing the force closer to full capacity during a time when many agencies struggle with recruitment challenges. ## Development Boom: Housing Takes Many Forms Senior Planner Jesse Ashbaugh delivered an extensive presentation on private development activities throughout the city, revealing a construction and planning boom that promises to significantly increase Ferndale's housing stock over the coming years. The update showcased projects ranging from high-density downtown apartments to suburban townhomes, each representing different approaches to addressing the region's housing needs. ### New High-Density Projects The most significant new proposal was the Rubicon Homes Planned Development (PD), a 35-unit townhouse project planned for the area between Shannon and Church Road on Main Street. The development would feature 10 buildings containing three to four units each, achieving a density of 12.55 units per acre—positioned on the lower end of the city's residential multifamily medium zone, which allows 10 to 30 units per acre. "This is what 12 units per acre looks like," Ashbaugh explained, using the project to illustrate density concepts for council members grappling with zoning updates as part of the comprehensive plan process. The development would include a trail connecting Main Street through to other planned developments and wetland areas to the north. Even more striking was the Second Avenue Apartments project, a four-story, 21-unit building planned for Second and Maple Streets, directly across from Central Elementary School. At 100 units per acre, this represents the highest density development attempted in Ferndale to date. "We have not seen that kind of density in Ferndale," Ashbaugh noted. "This is what we're talking about when we talk about high density development." The project faces unique challenges due to its floodplain location, requiring special analysis and design considerations. If approved and built, it would mark a new era for downtown Ferndale, introducing elevator-equipped residential buildings to a city traditionally dominated by three-story construction limits. ### Mid-Density Infill The Golden Eagle Apartments project, located on Washington Street just south of the high school, represents a different approach to increasing density. The development involves subdividing an existing lot to preserve one house while building an 11-unit apartment building on the remainder—achieving approximately 25 units per acre. "At that density, we're starting to get away from those townhomes and into those apartment style products," Ashbaugh explained, illustrating how different density levels translate to different building types and development patterns. ### Major Projects Moving Forward Several larger projects that have been in planning for years are finally approaching construction. Harrington Place on Portal Way, featuring 350 units across 11 buildings, is nearing occupancy after months of construction. The development represents one of the largest residential projects in Ferndale's history and is expected to welcome its first residents within the next couple of months. "It's different than it was there on Kost Road," Ashbaugh observed. "All the buildings are nearly complete. They're finishing the park, most of the landscaping, and really starting to tie that up." The Washington and Main Street project, which has generated public curiosity due to its prominent corner location and summer construction activity, is also advancing toward construction. Three building permits have been recently submitted for four-story buildings that will significantly change the visual character of downtown Ferndale. Shannon Highlands, a long-planned 40-unit development at Shannon and Ferndale Terrace, has finally received civil approvals and is ready for building permits. The project has faced delays due to extensive utility work on Ferndale Terrace, but the developer expects to submit building permits soon. ### The Multi-Family Tax Exemption Success Story One of the evening's most interesting discussions centered on the Multi-Family Tax Exemption (MFTE) program, a tool designed to incentivize dense residential development within a half-mile of downtown Ferndale. The program, which has been available for about ten years, finally saw its first successful application with the Sterling Avenue townhomes project. "This is the first time we have approved an MFTE application," Ashbaugh explained. The program relieves property owners of property taxes for eight years, providing a significant financial incentive for developers willing to build qualifying multifamily housing within the designated area. The discussion revealed the complexity of making such incentive programs work in practice. Councilmember Pinkley pressed for details about why more developers haven't taken advantage of the program, given its apparent benefits. "It seems like it would be enough of an incentive that more people would take advantage of it," she noted. "It seems like maybe there's a reason I'm not quite getting as to why more of these developers aren't doing it." Ashbaugh and City Administrator Jori Burnett explained that multiple factors have limited program use. Many properties in the eligible area currently have existing structures with value, making redevelopment economically challenging. The differential between demolition costs and new construction revenues has traditionally not favored development—though recent market changes may be shifting this calculus. "A lot of these parcels have structures on them that do have value, and the differential in prices hasn't been there where the developer has pulled ahead and made those developments," Ashbaugh explained. The program also requires developers to navigate more complex building codes when moving from single-family residential construction to multifamily projects. Four-story buildings, in particular, require elevators and different construction methods that introduce new costs and complexity. "We don't have too many four-story buildings in Ferndale," Burnett noted. "There isn't much history for lenders to look at for comparables in Ferndale, so we are seeing real pioneers when they're coming in with these multifamily developments." ### ADU Revolution and Unit Lot Subdivisions The meeting also covered the city's experience with Accessory Dwelling Units (ADUs), which have become increasingly popular since the city updated its regulations to comply with state requirements. Ferndale now allows up to two ADUs per lot and has removed most barriers to their construction. "Since then, I don't have the solid number, but I think we're like maybe 30 units in the city, 30 ADUs," Ashbaugh reported. "They are becoming more discussed. A lot of people are looking at what the options are for ADUs on their property." In 2025 alone, the city received 11 ADU applications, with six utilizing the two-per-lot opportunity. The discussion highlighted how state-mandated policy changes are generating new housing options at the individual property level. Looking ahead, the city is preparing to implement Unit Lot Subdivisions, a new state-mandated tool that would allow property owners to subdivide their lots after building ADUs, creating separate parcels that can be sold individually. This "condominiumization" of ADUs could provide new financing and ownership opportunities, though the practical implementation remains untested. "We really won't know how well it works until we start using it," Ashbaugh admitted, noting that developers are already asking questions about how the new tool might be utilized. ## Comprehensive MFTE Discussion and Intergovernmental Relations The MFTE discussion evolved into a broader conversation about intergovernmental relations and funding mechanisms for public services. Councilmembers expressed concern about the program's impact on other taxing jurisdictions, particularly the school district, which faces significant budget challenges. "It does concern me that other jurisdictions in our community are not getting their cut," Councilmember Gunther observed, referring to the eight-year tax exemption period. Burnett acknowledged these concerns, noting that he had discussed the program with Ferndale School District Superintendent Dr. Dominguez. The conversation revealed the delicate balance municipalities must strike between using available tools to encourage development and maintaining positive relationships with other public agencies. "We want to take that message to Olympia as well," Burnett explained, "because when we see that the school districts are struggling to keep their head above water, and when we only have a few tools, and when our tools might be seen as a negative factor for school districts, there's something wrong." Councilmember Porter provided historical context, reminding his colleagues that school funding challenges stem from state-level policy failures, not local decisions. "There was this thing called the McCleary decision. In which supposedly it was court mandated that the legislature was to fund schools completely," he noted. "Well, no. They've reneged on that." The discussion illustrated the complex web of intergovernmental relationships and fiscal pressures that shape local policy decisions, even when those decisions involve utilizing tools specifically authorized by the state. ## December 2025 Flood Fight: Lessons Learned and Community Resilience The evening's most substantial presentation focused on the December 2025 flood event, offering a comprehensive after-action review that highlighted both the city's improved preparedness and the ongoing challenges posed by the Nooksack River. The presentation, delivered by multiple staff members including City Administrator Burnett, Public Works Director Kevin Renz, and Communications Officer Megan Juenemann, painted a picture of a community that has learned valuable lessons from previous disasters. ### A Different Kind of Flood Event Unlike the November 2021 flooding, which caught the city largely off-guard with rapidly changing conditions, the December 2025 event provided advance warning that allowed for proactive preparation. The flood was classified as a "high moderate event," reaching significant levels but not approaching the catastrophic 30-year flood level experienced in 2021. "Going into the previous large flood event, we were really in a position of responding to the flood a lot more in real time," Burnett explained. "The water kept going up quicker than what the NOAA gauge was indicating." By contrast, the 2025 flood "tracked very accurately with the NOAA gauge, and we had plenty of advanced warnings so that we were able to get our flood protective measures put in place during daylight hours." This advance warning proved crucial, allowing public works crews to implement protective measures during regular working hours rather than scrambling in the middle of the night. The city was able to pre-position sandbags, construct protective berms, and prepare critical infrastructure before flood waters reached critical levels. ### Flood Impacts and Protective Measures The presentation included dramatic photographs showing flood waters approaching downtown Ferndale, with the Nooksack River rising to within inches of overflowing onto Main Street near the railroad bridge. Public Works Director Renz provided technical details about the various protective measures implemented throughout the city. At Pump Station #2, located next to the Main Street bridge, crews had learned from 2021 experience and pre-constructed a protective berm using eco-blocks backed with gravel. "During the 2021 flood, we actually had to build the berm in front of Pump Station 2 as an emergency measure," Renz explained. "We were driving the trucks through, essentially, three feet of water to be able to place the material there." The proactive approach in 2025 meant the protective infrastructure was in place before it was needed, demonstrating how lessons from previous disasters had been incorporated into emergency response protocols. Similar preparations were made at other critical infrastructure points, including Pump Station #8, which keeps the depression underneath the railroad tracks dry. The station's control panel still bears a water line from the 2021 flood, serving as a visible reminder of the infrastructure's vulnerability. ### Vandergrift Park and Recovery Challenges Vandergrift Park experienced significant flooding, representing one of the highest-cost impact areas for the city. The park's gravel parking lot and trails were washed out, bathrooms required extensive cleaning, and the park's main sign broke free and traveled down the Nooksack River to Bellingham Bay. "It was spotted down at Marine Park in Bellingham with the sewer treatment plant, and then it was successfully recovered from the docks around Squalicum Harbor," Renz recounted, in one of the evening's lighter moments. "The Port of Bellingham staff went down, grabbed that sign, and then one of our staff went down to Bellingham, picked it up, and it's now sitting in the second floor of City Hall." The sign's journey from Ferndale to Bellingham Bay illustrated the power of flood waters and the interconnected nature of the watershed, while its eventual recovery demonstrated the collaborative relationships between regional jurisdictions. ### Community Response and Leadership Visibility Mayor Hansen and Communications Officer Juenemann described their decision to spend the flood day touring impacted neighborhoods and engaging directly with residents. Rather than remaining in City Hall, they chose to document the event while providing real-time reassurance to concerned community members. "There's really not a whole lot that I do right after signing an emergency declaration," Hansen admitted. "In many ways, the best thing I can do is to get out of the way and let Director Renz and public works and the PD and others do what they know how to do." Instead, the mayor and communications officer used their presence to provide community reassurance. "Almost everywhere we stopped, people would come out, and I can't emphasize how big a deal it was for those individuals who had an opportunity to speak with people from the city and elected officials right there in the midst of the flood fight," Hansen explained. These impromptu conversations served multiple purposes, allowing city leadership to gauge community concerns while providing residents with direct access to information about the flood's progression and the city's response efforts. ### Proactive Evacuations and Interagency Coordination One of the most significant improvements from 2021 was the decision to issue proactive evacuation notices to residents in potentially impacted areas. Rather than waiting for flood waters to reach dangerous levels, the city contacted families in areas that had been impacted in 2021, advising them to leave while conditions remained dry. "We made the decision to notify families who lived in the areas that were impacted in 2021 and just let them know that now is your opportunity to leave while it's dry," Hansen explained. This proactive approach contrasted sharply with 2021, when the city had to issue emergency evacuation orders as conditions rapidly deteriorated. The early warning system proved effective in reducing the number of people requiring emergency assistance. Juenemann praised the interagency coordination that made the response possible, citing collaboration with the police and fire departments, Ferndale Community Services, and the school district. "We were all able to work really well together and essentially remove that professional lens for a little bit and just be real and have straightforward communication with each other." The school district proved particularly valuable, using their Parent Square system to push out city emergency messages to families in their home languages, reaching community members who might not otherwise receive city communications. ### Sandbagging Operations and Community Volunteerism The city's sandbagging operation, relocated from City Hall to the P-66 fields due to construction, proved far more effective than previous arrangements. The gravel parking lot eliminated cleanup concerns while providing better access and visibility for community volunteers. "By far the better location for the sandbagging station," Renz declared. "We were able to set up the sandbag machine in the gravel parking lot, which pretty much got rid of the cleanup necessary when you have it out in the paved parking lot at City Hall." The operation attracted significant community participation, with local businesses providing food for emergency workers and volunteers taking initiative to help their neighbors. Domino's Pizza provided 90 pizzas to first responders, while local restaurants offered to stay open all night to feed emergency crews. "The businesses really stood up," Burnett noted, describing how quickly community support materialized when emergency needs arose. Councilmember Porter, drawing on his military emergency management experience, emphasized the importance of capturing lessons learned for future events. "All these things we need to capture and we need to jot them down so that when the next one comes—'cause, you know, it's gonna come—we don't have to reinvent the wheel." ### The Value of Visible Leadership The presentation concluded with Porter's observations about the importance of elected officials being visible during emergencies. His experience working the sandbagging operation demonstrated how critical community leadership presence can be during crisis situations. "For the community members to see their elected officials get up there and be there... the opportunity to be there and interact with people, I think that's very, very important and speaks a lot of volumes to the community," Porter explained. "It shows number one that they care, and number two that the city is on top of things." The flood fight recap revealed a city that has matured significantly in its emergency preparedness since 2021, moving from reactive response to proactive planning while maintaining the community connections that make emergency response effective. ## Closing and What's Ahead The meeting concluded with brief department reports, including announcements about an upcoming Police Department open house and ongoing construction progress on the Civic Campus parking garage. The Finance Department noted an upcoming Auditor's Exit Conference, while Public Works reported successful concrete pours for the parking structure walls. The evening's proceedings reflected the complex nature of local governance, encompassing everything from individual public safety concerns to citywide development patterns and regional natural disaster preparedness. The juxtaposition of passionate public testimony with technical planning presentations illustrated the breadth of issues that confront municipal leaders, from deeply personal security fears to the technical details of flood mitigation and housing policy. As Ferndale continues to grow and face new challenges—whether from development pressures, natural disasters, or intergovernmental tensions—the evening's discussions suggested a city working to balance proactive planning with responsive governance, community engagement with technical expertise, and local needs with regional responsibilities. The next regular City Council meeting was scheduled for February 3, 2026, with committee meetings continuing to address the complex policy issues that shape the community's future.

### Meeting Overview Ferndale City Council held their regular meeting on Tuesday, January 20, 2026. The meeting focused on private development updates showcasing significant housing growth throughout the city, and a comprehensive review of the December 2025 flood response, highlighting lessons learned and improved preparedness compared to the 2021 flood event. ### Key Terms and Concepts **Accessory Dwelling Units (ADUs):** Secondary housing units on single-family residential properties. Ferndale now allows up to two ADUs per lot under updated regulations. **Multifamily Tax Exemption (MFTE):** An 8-year property tax exemption program designed to incentivize multifamily housing development within a designated area near downtown Ferndale. **Unit Lot Subdivision:** A new state-mandated subdivision process that allows property owners to subdivide their lots specifically to sell ADUs as separate fee-simple properties. **Flood Stage:** Water levels at which the Nooksack River begins to overflow its banks and impact surrounding areas. The December 2025 flood was considered a 10-20 year event compared to 2021's 30-year flood. **Emergency Operations:** Coordinated city response during flood events, including sandbagging stations, protective berms, and voluntary evacuation notices for at-risk areas. ### Key People at This Meeting | Name | Role / Affiliation | |---|---| | Greg Hansen | Mayor | | Jori Burnett | City Administrator | | Jesse Ashbaugh | Senior Planner | | Kevin Renz | Public Works Director | | Matt Huffman | Police Chief | | Erik Berkeley | New Police Officer | | Paul Perry | New Police Officer (not present) | | Megan Juenemann | Communications Officer | ### Background Context Ferndale is experiencing significant residential development pressure with multiple multifamily projects in various stages of approval and construction. The city has updated its housing policies to encourage accessory dwelling units and is implementing state-required changes to subdivision processes. Meanwhile, the Nooksack River has flooded three times since 2020, creating ongoing concerns about flood mitigation and emergency preparedness. The December 2025 flood provided an opportunity to test improved response protocols developed after the 2021 flood, demonstrating the city's enhanced preparedness and proactive approach. ### What Happened — The Short Version Senior Planner Jesse Ashbaugh provided detailed updates on major housing developments coming to Ferndale, including the Rubicon Homes townhouse project (35 units), a 4-story apartment building near Central Elementary (21 units), and continued progress on the large Harrington Place development (350 units nearing occupancy). The city introduced two new police officers to address staffing needs. Administrator Burnett, Director Renz, and Mayor Hansen then presented a comprehensive review of the December 2025 flood response, highlighting how lessons learned from 2021 enabled more proactive measures, better coordination with community partners, and successful protection of critical infrastructure. The presentation emphasized the collaborative community response and ongoing regional discussions about long-term flood mitigation strategies. ### What to Watch Next • March 2026: Public hearing scheduled for Shannon Avenue right-of-way vacation request • Mid-2026: Several development projects expected to break ground including the Rubicon Homes and 2nd Avenue apartment projects • Ongoing: Regional discussions about Nooksack River flood mitigation strategies and their potential impacts on Ferndale ---

**Q:** How many new housing units are included in the Rubicon Homes development? **A:** 35 townhouse units in 10 three- to four-unit buildings. **Q:** What is the density of the Rubicon Homes project? **A:** 12.55 units per acre. **Q:** Who are the two new police officers introduced at this meeting? **A:** Erik Berkeley (who attended the meeting) and Paul Perry (who was working a collision). **Q:** What distinguishes the 2nd Avenue apartment project from typical Ferndale development? **A:** It's a 4-story building with 100 units per acre density, which represents high-density development not commonly seen in Ferndale. **Q:** How many ADU applications did Ferndale receive in 2025? **A:** 11 ADU applications, with 6 utilizing the new two-per-lot option. **Q:** What is the Multifamily Tax Exemption (MFTE) program length? **A:** 8 years of property tax exemption for qualifying multifamily developments. **Q:** How did the December 2025 flood compare to the 2021 flood in terms of severity? **A:** 2025 was a 10-20 year flood event while 2021 was a 30-year flood for Ferndale. **Q:** What major improvement did the city make for the sandbagging station location? **A:** Moved it from City Hall to the P-66 fields parking lot, providing better access, visibility, and easier cleanup. **Q:** How many units are in the Harrington Place development that's nearing completion? **A:** 350 units. **Q:** What happens to property owners after the 8-year MFTE exemption expires? **A:** They begin paying property taxes at the full multifamily development rate, which is significantly higher than the original single-family rate. **Q:** Where is the second and Maple apartment project located? **A:** Directly across from Central Elementary School. **Q:** What new state-required subdivision option is coming to Ferndale? **A:** Unit lot subdivision, which allows property owners to subdivide lots specifically to sell ADUs as separate properties. **Q:** How many buildings are planned for the Golden Eagle Apartments project? **A:** One 11-unit apartment building with a density of approximately 25 units per acre. **Q:** What was a key improvement in the December 2025 flood response compared to 2021? **A:** The city was able to install protective measures during daylight hours rather than responding reactively at night. **Q:** What businesses provided food support during the December 2025 flood response? **A:** The Score restaurant, Main Street restaurant, and Domino's pizza. **Q:** When is the public hearing scheduled for the Shannon Avenue right-of-way vacation? **A:** March 2, 2026. **Q:** What is the new fingerprinting fee for firearms dealer employees? **A:** $21 for electronic submission, $58 for mailed submission. **Q:** How has the returned check fee been reduced in the new fee schedule? **A:** From $30 to $15 for regular returned checks, and from $50 to $25 for returned checks during water shutoff. ---