From Jo Carson and John Reed: We have lived in Fairfax for nearly 40 years, drawn here—like many others—by its natural beauty, historic character, and strong sense of community. We are offering this proposal because we believe Fairfax can fulfill its housing needs through a more sustainable, appropriately scaled, and environmentally sensitive approach—one that respects the town's heritage and identity. We hope it will be seriously considered by both the community and the Owner/Developer of School Street Plaza, as well as by future developers, to support a more balanced and livable future for Fairfax.

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One version of Green Urban development (from https://tinyurl.com/mipimworld)

Why Choose Permaculture-Inspired Development?

A Smarter, More Profitable, and Community-Friendly Approach to School Street Plaza

Applying Permaculture Urbanism, green design, and Edenicity principles can transform in-town spaces into thriving, sustainable communities that increase long-term property value, reduce safety risks, and create a unique brand identity that attracts residents who want a better way of living.

1. Minimized Risk & Maximized Community Support

• Avoid lawsuits and costly delays by creating a project that aligns with the town's character. A 6 1/2 level, mostly market-rate development will face intense local resistance—a sustainable, community-friendly design approach helps towards smoother approvals and increased local buy-in.
• Enhances public goodwill, avoiding protests, picket lines, and legal action that could stall construction for years.
• Eases Planning Commission approvals by prioritizing sustainable, community-driven design.

2. Higher Long-Term Profitability

• Lower construction costs by eliminating the excessive two and a half floors of underground parking in favor of a shared electric vehicle hub, smaller residences and a lower profile building.
• Incentivize renters who choose to live without personal cars through rent reduction, bus/Smart Train passes, free electric bicycles, and car sharing program. Program managed by resident entrepreneurs or employee(s).
• Reduced operational costs through passive solar design, heat pump use, high-performance insulation, all electric kitchens, and on-site renewable energy.
• Qualifies for green tax credits, grants, and expedited approvals that can reduce costs and increase ROI.
• Future-proofs against evolving environmental regulations, ensuring compliance and long-term stability.

3. Sustainable Living for a Thriving Creative Community

• Designed to house the cultural creatives—artists, musicians, writers—who have previously lived on this site and the workers (fire, police, health, teachers, store owners and workers, architects etc.) of Fairfax, preserving the town's vibrant character.
• Affordable, community-driven model ensures stability and long-term desirability.
• Small, efficient apartments encourage social engagement in shared spaces.  

Throughout, samples of Permaculture-type multi-family dwellings: AI-generated, not specific to School Street.

4. Community-Focused Spaces & Services

• A cafe and permaculture fruit and vegetable garden, run by resident-professionals, providing organic, appealing, affordable meals for residents and creating a neighborhood gathering space, reducing the need for large private kitchens and in-home entertainment areas.
• Shared co-housing elements such as a community center with kitchen, a co-working area, a small library and a makerspace.
• Performance space(s) and soundproof rehearsal space(s) to support the artistic community.
• Multiple stairwells and outdoor access points, eliminating long, impersonal hallways.

5. Lower Carbon Footprint & Climate Resilience

• Carbon-neutral construction using sustainable materials like cross-laminated timber (CLT), bamboo, cork, hempcrete, and recycled steel; appealing to renters and buyers.
· Self-sufficient energy & water systems increase resilience against power outages; another aspect of increased appeal. Goal of net-zero carbon footprint.
· Green spaces & Permaculture landscapes improve air quality & stormwater management. They also retain moisture and reduce fire spread.
· Efficient water use via rainwater harvesting and graywater recycling systems and affordable on-site laundry services for residents (drop-off, pick up model, generates graywater and eliminates need for individual washer-dryers; also provides more job opportunities for residents).

6. Competitive Edge & Brand Recognition

• Attracts media attention, awards, & free marketing.
• Builds the developer's legacy as an industry leader in sustainable urban design.
• Appeals to eco-conscious residents who want sustainability-driven housing.
• Future-proofs against evolving environmental regulations.

Edenicity scheme for a single development. All such diagrams need to be adapted to be beautiful and appropriate to the biome, the shape of the land and the aesthetic history of the community.

Key Changes to Current Plans

✅ Eliminate most of the parking structure and replace it with a shared electric vehicle hub (covered with solar panels if outside the main building); for bikes, scooters, reservable compact electric cars and pick-up truck(s); managed by resident employee(s) or entrepreneurs. 

✅ Reconfigure the building into a smaller, south-facing L-shape to utilize shared walls and reduce energy costs through solar gain; allows for layered permaculture garden, fruit trees, sidewalks – again operated by professional residents. Smaller, affordable residential spaces allow for larger shared spaces.

✅ Implement on-site renewable energy (modern mini-wind generation, rooftop solar with battery storage, connected to electric vehicle charging hub, pay per use model); Marin Clean Energy interconnected. 

✅ Use swales, rainwater harvesting, and graywater reuse on fruit trees and garden, cutting water consumption.

✅ Prioritize community-focused spaces (co-working area, community kitchen, makerspace, art / music studios) managed by resident-entrepreneurs/employees). 

✅ Integrate permaculture gardens, rooftop greenhouses, and food forests. 

✅ Ensure strong public transit connectivity with free bus and Smart Train passes, free electric bicycles as in the Cul-de-Sac model, and bicycle and e-scooter infrastructure.

Illustration from the podcast series at edenicity.com

Closing Thought

💡 This isn't just another real estate project—it's an opportunity to create a landmark community that enhances property values, avoids community resistance, and ensures long-term profitability. The future is green, walkable, and car-light. Be the developer who leads the way, not the one battling public opposition.

Resources:

https://culdesac.com/tempe/ A successful Tempe, AZ development, appropriate to its quasi-desert locale, integrating several aspects of Green Designand Edenicity. It includes solar power, walkability, a bike shop, a mini-market, cafe, pool, car-share program, drop-off/pick-up laundry, bakery, ceramic studio, barbershop, consignment shop, and community-centric spaces.

https://blog.mipimworld.com/guide-green-real-estate/green-real-estate-sustainable-living-urban-spaces-modern-development/ A green real estate/sustainable urban living blog and newsletter, mostly English, centered in France.

https://www.youtube.com/watch?v=iovE9lqXF_w How to Design a Sustainable City. Episode 52 of Edenicity Podcasts from green urban designer, Permaculture designer and astro-physicist Kev Polk.

https://www.youtube.com/watch?v=7gccF0wCIWs Redesigning a Neighborhood - YouTube video on how to use Edenicity principles to save money and make a much more sustainable, community friendly neighborhood.

https://www.edenicity.com/e1.html?utm_source=chatgpt.com Podcast series outlining practical aspects of "Edenicity" with a free downloadable sample layout. Youtube has more videos on Edenicity. https://www.youtube.com/watch?v=XmAjIg35d34 focuses on the highly successful Kailash apartment complex in Portland, OR.

https://www.youtube.com/watch?v=LASv16mf1jw An Edenicity YouTube podcast on The Next Green Revolution, on the benefits of professionally run local urban gardens in cities.

https://www.hempitecture.com/hempcrete/. Hempcrete, or Hemp + Lime, is an eco-friendly building material. It blends the inner core of industrial hemp with a lime-based binder, creating a bio-composite.

https://www.youtube.com/watch?v=h0kXax4qLgU How to Make Cities Beautiful Again: Seven Design Secrets - inspiring.

Basic concepts of Edenicity in graphic form, from https://www.edenicity.com/ Each individual project needs to be unique and adapted to the particular landscape and community it is in; and to incorporate beauty in design and details which have enchanted people over time. The schematic boxes in this diagram are to describe position and function, not building design. Actual designs would also adapt to the curves of land elevations and waterways.

The goal of Edenicity is to create sustainably abundant cities in ways that will also reverse the current species extinction. Created by astro-physicist and Green Urban designer Kev Polk.

Author's note:

These recommendations are submitted with the support of the following Fairfax residents, in alphabetical order:

Bruce Ackerman, Former Fairfax Mayor and Council Member, former Fairfax Planning Commissioner, and Fairfax General Plan Advisory Committee member.
Jo Carson, RN, 39-year resident of Fairfax, main architect of this proposal
Gwen Froh, Program Director for Marin County's transportation organization specializing in youth safety
Dylan Reed, RN, 31-year resident of Fairfax, co-editor and originator of the suggestion to make this proposal.
John Reed, former Fairfax Mayor and three-term Council member, Marin Transportation Board member, and Fairfax General Plan Advisory Committee member. Co-editor.
Scott Valentino, Designer, Permaculture Practitioner, founding Member of Sustainable Fairfax, former Fairfax Volunteers Board Member, and co-founder of the Sustainable Garden Network
Marc Vendetti, co-founder and past President of the Marin Museum of Bicycling, website developer, co-editor, first all-electric solar home in Fairfax, and long-time Marin resident.

Submitted in the hope of shaping any future housing developments into true assets for the Fairfax community. As outlined in the Preliminary Application, the current School Street Plaza proposal risks causing significant division and potential hazards in our community, including increased traffic congestion, overburdened infrastructure, inadequate fire egress, resource depletion, visual disruption, and increased emissions harmful to the planet.
Our document seeks to address these concerns while offering practical alternatives. Notably, the most pressing issues with School Street are traffic and the proposed six and a half-story height, which is dramatically out of scale with our town's historic character. A thoughtfully designed, sustainable, community-oriented development of three to four stories would not only face less opposition but also integrate more harmoniously into Fairfax's unique and varied landscape.

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Which one would you choose? Apartments can be beautiful, like the second example; see "How to Make Cities Beautiful Again" link in Resources above.