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Record of Proceedings

Edmonds Planning Board Meeting - May 14, 2026: Tree Code Update and Adoption of Tree Density Credit Method

City Council & Boards — Thursday, May 14, 2026
BodyEdmonds, Washington
SessionCity Council & Boards
DateThursday, May 14, 2026
StatusFILED
Video Record
0:00 / 1:59:50

Original source
Transcript — VerbatimClick a timed line to jump · ⧉ to share it
0:04

I'd be willing to talk about not only that I can hook them up with a retirement.

0:09

I'd be spectacular.

0:11

We would love to talk about an email and send him an email.

0:18

That'd be lovely.

0:19

That'd be wonderful.

0:24

Yeah.

0:32

Yep.

0:35

I saw you have a nice blacktop surface on your parking lot there at your facility.

0:41

I do looking very spiff.

0:43

We're so close.

0:46

I don't see any signage out there yet.

0:48

No, I know.

0:48

I need to put a sign up.

0:52

Is there an intention to have signage?

0:55

Yeah, so there's an intention for there to be a whole other building in front of that one.

0:58

And so there will be some sort of temporary sign in the meantime.

1:11

Oh good you're here.

1:12

You're our been met with that before.

1:18

I'm glad you're here.

1:20

Yay, you're here.

1:20

We needed another body.

1:23

I've gotten that paper for trending.

1:26

You said it was Anna to see you.

1:29

Thanks.

1:33

But she's running a few minutes behind.

1:35

So I'm like, would you still go?

1:37

Well, I think we would have sat and waited for the forum if we knew she was here.

1:40

Yeah.

1:41

Yeah.

1:41

But now uh since we are recording and uh warm body, ready to roll.

1:46

Okay.

1:47

Well, with that, I will call the May 13th 2026 Edmonds Planning Board meeting to order at 7.02 p.m.

1:59

Uh let's start with a quick roll call.

2:05

Oh, we'll start with land acknowledgement.

2:07

Almost forgot it, Nick.

2:09

Sure.

2:10

Thank you.

2:11

We acknowledge the original inhabitants of this place, the Snowhomish people, and their successors, the Tolic tribes, who since time immemorial have hunted fish gathered and taking care of these lands.

2:22

We respect their sovereignty, their right to self-determination.

2:26

And we honor their sacred spiritual connection with the land.

2:31

Thank you.

2:32

Okay.

2:33

Now we will do roll call.

2:36

Lee Hankins here.

2:37

Nick Maxwell.

2:39

Stephen Lee.

2:40

Daniel Deporto.

2:41

Here.

2:41

Lauren Golembiwski is chair is here.

2:44

Judy Gladstone is running late.

2:47

John Milkey is excused on travel.

2:50

And John Jesson is also excused on travel.

2:56

That should be everybody as I understand it.

2:58

We have a new alternate member that was uh just confirmed last night.

3:03

Hopefully we will see them at our next meeting.

3:05

Yep, we will reach out to uh Mr.

3:07

Bristol Ellington here in the next couple days and get him lined up for the uh next meeting in May.

3:13

Okay, great.

3:14

Uh our agenda tonight is approval of the April 22nd planning board meeting minutes.

3:22

Uh we will have audience comments.

Discussion Breakdown — Share of Meeting
Tree Management████████████████████████████████████36%
Tree Regulations█████████████████████████████████33%
Land Use Regulations████████████████16%
Procedural██████6%
Tree Removal Regulations██████6%
Environmental Protection██2%
Pending Litigation█1%
Summary of Proceedings

Edmonds Planning Board Meeting - May 14, 2026

The Edmonds Planning Board held a regular meeting on May 14, 2026, at 7:02 PM in the Brackett Room of City Hall. The meeting focused on the 2026 Tree Code Update, specifically addressing tree retention and replacement during development. After public testimony and staff presentation, the board voted unanimously to adopt a tree density credit method, replacing the current percentage-based retention system, and directed staff to use Kirkland's code as a model.

Consent Calendar

  • Approval of Minutes: The minutes from the April 22, 2026, meeting were approved with three ayes and one abstention.

Public Comments & Testimony

  • Deborah Ashland (Edmonds resident): Supported the tree density credit method but urged stipulations: vary density credits by land use, require a threshold of existing trees to remain, require replacements for all trees above 6 inches DBH, oppose fee-in-lieu without rigorous limits, and adopt a landmark tree size limit and species list.
  • Karen Barnes (Edmonds resident): Criticized the cap on fee-in-lieu payments, noting that in 2024 the city collected $300,000 but spent under $70,000, mostly on tree removal. Requested removal of the cap, ensure tree fund dollars are used for replacement not removal, and expedite spending.
  • Roger Pence (former board member, resident): Urged simplification of the tree code, focusing on preserving major trees that contribute to canopy rather than ornamentals. Stated the current code is too complicated and homeowners should not need a lawyer or arborist.
  • Barbara Stellar (online, resident): Supported the comments of Roger Pence, commended the board's work, and recommended the code be crafted simply and err on the side of trees.

Discussion Items

  • Staff Report: Deb Powers presented an overview of the current tree retention code (percentage system: 30% for single-family, 25% for multifamily) and its issues: vague language, multiple replacement requirements, no retention requirement for commercial development, and legal vulnerabilities. Introduced the tree density credit system as an alternative, using Kirkland's code as an example. Explained that tree density credits combine retention and replacement into one calculation, with incentives for retaining large trees and groves. Noted that Kirkland has achieved its canopy goal and increased it.
  • Board Deliberation: Board members discussed the merits of the density credit system, including its predictability and success in Kirkland. Concerns about scalability for Edmonds' smaller development projects were raised, but the consensus favored adopting the system. The board also discussed applicability to remodels, ADUs, and other development triggers, agreeing that any development requiring a building permit should be subject to the tree code. The importance of clear differentiation between development-associated removals and elective removals was emphasized.

Key Outcomes

  • Unanimous Vote: The board voted unanimously to adopt the tree density credit method for development-related tree retention and replacement, moving away from the current percentage-based system.
  • Direction to Staff: Staff was directed to use Kirkland's tree code as a starting point, adapting it for Edmonds with minimal changes to ensure predictability for developers and consistency with the city's canopy goal.
  • Summer Break: The board agreed to cancel the August 26, 2026, meeting, continuing the tradition of taking the last meeting in August off.

Next Steps

Staff will draft code language based on the tree density credit approach and the Kirkland model, to be reviewed at the May 27, 2026, meeting. The board will continue discussions on private property tree removal allowances and other outstanding items.

Meeting Transcript

I'd be willing to talk about not only that I can hook them up with a retirement. I'd be spectacular. We would love to talk about an email and send him an email. That'd be lovely. That'd be wonderful. Yeah. Yep. I saw you have a nice blacktop surface on your parking lot there at your facility. I do looking very spiff. We're so close. I don't see any signage out there yet. No, I know. I need to put a sign up. Is there an intention to have signage? Yeah, so there's an intention for there to be a whole other building in front of that one. And so there will be some sort of temporary sign in the meantime. Oh good you're here. You're our been met with that before. I'm glad you're here. Yay, you're here. We needed another body. I've gotten that paper for trending. You said it was Anna to see you. Thanks. But she's running a few minutes behind. So I'm like, would you still go? Well, I think we would have sat and waited for the forum if we knew she was here. Yeah. Yeah. But now uh since we are recording and uh warm body, ready to roll. Okay. Well, with that, I will call the May 13th 2026 Edmonds Planning Board meeting to order at 7.02 p.m. Uh let's start with a quick roll call. Oh, we'll start with land acknowledgement. Almost forgot it, Nick. Sure. Thank you. We acknowledge the original inhabitants of this place, the Snowhomish people, and their successors, the Tolic tribes, who since time immemorial have hunted fish gathered and taking care of these lands. We respect their sovereignty, their right to self-determination. And we honor their sacred spiritual connection with the land. Thank you. Okay. Now we will do roll call. Lee Hankins here. Nick Maxwell. Stephen Lee. Daniel Deporto. Here. Lauren Golembiwski is chair is here. Judy Gladstone is running late.

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