Edmonds Planning Board Tree Code Update Discussion – June 15, 2026
Edmonds Planning Board Regular Meeting – June 15, 2026
Note: The agenda listed the meeting date as May 27, 2026, but the official record indicates the meeting occurred on June 15, 2026. This summary uses the latter date as instructed.
The Planning Board continued its eighth meeting on the 2026 Tree Code Update (Project #AMD2026-0001), focusing on tree retention and replacement requirements for development. Staff presented options for transitioning from a percentage-based retention system to a tree density credit system, and the board discussed which types of permits should trigger tree density credits versus simple replacement schedules. Key discussion included comparisons with Kirkland and Lynnwood codes, the importance of retention over replanting, and the need to balance tree canopy goals with development feasibility. The board reached consensus on several threshold questions but did not take formal votes.
Discussion Items
- Tree Density Credits Overview: Staff (Deb) reviewed the proposed tree density credit system, which assigns points per inch of trunk diameter and combines retention and replacement requirements into a single minimum threshold per lot. The board discussed the levers available to increase canopy cover, including retention rates, replacement ratios, fees in lieu, and incentives for native conifers and groves.
- Applicability to Development Types: The board debated whether tree density credits should apply to all construction types (single-family, multifamily, commercial, mixed-use) and to site improvements such as decks, retaining walls, and parking lots. Staff noted that Kirkland’s code does not apply tree density credits to multifamily/commercial, but the board leaned toward a scalable approach with different minimums for different development types.
- Thresholds for Site Improvements and Remodels: A key discussion centered on the trigger for tree density credits. The board considered a 500‑square‑foot disturbed area threshold, consistent with other parts of the code. Opinion was divided on whether credits should be required if no trees are removed. After extended debate, the board reached a consensus (see Key Outcomes).
- Comparison with Other Codes: Staff highlighted differences between Edmonds’ current code, Kirkland’s comprehensive code, and Lynnwood’s simpler approach. The board acknowledged that copying Kirkland’s code verbatim would be inappropriate due to different zoning contexts, but agreed to “Edmondize” successful elements, such as the prioritization of retention and the use of credits for both retention and replanting.
- Incentives and Non‑Regulatory Tools: The board discussed potential incentives like heritage tree programs, credits for planting native conifers, and fee‑in‑lieu programs to fund off‑site planting. Staff noted that retention of mature trees provides the greatest canopy benefit.
Key Outcomes
- Consensus on Trigger Thresholds: For site improvements and remodels under 500 square feet of disturbed area that involve tree removal, the board agreed to use a simple replacement schedule (based on size of removed trees) rather than the full tree density credit system. For remodels and site improvements over 500 square feet that involve tree removal, and for all ADUs, middle housing, multifamily, commercial, and mixed‑use developments, the board agreed to require meeting a tree density credit minimum (specific credit numbers to be determined later). If a project exceeds 500 square feet but does not remove any trees, tree density credits are not triggered.
- Next Steps: Staff will incorporate this direction into draft code language and bring it back for further discussion at the next meeting (special meeting on June 10, 2026, at 6:30 PM). The board will also consider variable credit minimums for different development types and finalize the definition of landmark trees.
- No Formal Votes: All decisions were made by consensus; no formal motions were passed.
Meeting Transcript
Did I miss here? You did not, I think um what was left out um from um the audience participation was that the time period for the increase of canopy cover predates the ones that um Ms. Ashlin uh had researched. Um when the tree code was adopted in 2001 in Kirkland, that's when PDUs and the missing middle um development types already were in place, um, as I mentioned last time. And the next time that they did their canopy assessment, they had done a baseline um was at that time that's when canopy assessments were done eight to ten years apart from each other um just because of cost. Uh what and I think it was done in 2011. So there were three documents that um that published that were published that attributed an increase in canopy cover from the from when the tree was tree code was adopted to that first or the first not the baseline, but the first can the next canopy assessment 2011. So it was in the urban forest management plan, Kirkland's urban forest management plan. It was in the comp plan. Um it actually shifted the policy goals and the comp plan from trying to enhance canopy to meet the uh canopy cover goal to um to uh some other priorities, and then in that canopy cover report, the 2011 um assessment, it it was documented that the increase that was attributed to the code. So that was you know, if I had left out an era or a time that that increase occurred, uh you know, perfectly okay. Thanks givings. There's other cities that have had increases that are more recent as well. Um, but there were other reasons that I mentioned that we're reusing Kirkland as a sample code um besides that increase. So it sounds like maybe the can't be in Kirkland increased from 2001 to 2011. And then maybe, and I haven't looked into this, it has decreased since 2011. It has, and that there's currently doing um coincidentally um an analysis underway right now, and the raw data um should be out at the end of June. And I'm collaborating with um Kirkland's urban forester to get that, you know, kind of like preliminary results to see, especially as I um discussed as well. Um there is that that neighborhood that's in the north annexed area that was the Finhill neighborhood, but under um the King County urban growth um area, it was under King County Code that um it became the Holmes Point Overlay Code that had more restrictive um tree retention um under this overlay code than the rest of King County. That was adopted when that um those areas annexed and became its own tree code chapter separate from the the tree code that applies to the rest of the city, and that's the Holmes Point Overlay Code, where 150 credits per acre is required there, and that's another area that the Kirkland's urban forester and I are looking at to see, even though there's uh you know different requirements for retention and set asides uh on the on each property in that neighborhood, we're looking at just to see how the credits, which are double practically than the rest of the city, more than double, um, have uh if there's any trends in gain or loss there. So we're we're not saying at this point 50 credits per acre is the solution. Um, and we're certainly open to fine-tuning that number, but we are, I think, all in agreement that tree density credits is the is a way to go. So I'll probably clarify that. I really appreciate your collaborating with them, gives us a chance to learn from their experience. So that's that's really nice to hear. So can I ask a boa question onto that? Sure. So if it went down between 2011 and 2021, did they know why? I'd have to look at the report, um, the reports to see. I don't know what hand um what it was attributed to. I mean, you'd you'd want to look at all the different ways that the um city was sliced and diced up as far as land use to say there were probably gains and losses in different areas aside from the overall um loss citywide um average citywide. So that would be that's important is to look at uh you know, where were those losses and can those losses be attributed to the code? That I don't know offhand. And and the annexation occurred between 2011 and 2020. Did it occur before? Um I would say I would say, let's see, that canopy assessment done in 2011. I remember that we we had not annexed when that canopy assessment was done, but we knew that annexation was likely. So I think it happened soon after 2011, because we made sure that we did a baseline including the annexed areas, even though technically they hadn't been annexed yet. So it's about 2011, 2012. And then you can put that. Okay. Any other clarifying comments, following audience comments before we jump into Debbie's presentation tonight? 2011. June 1st, 2011 was that is serving me well tonight. So if that's a I synced it to the desktop. Oh, yeah. Um, so just as a reminder, yes, this is a um continued discussion of we've been talking about the tree code update since January. And uh probably the biggest heaviest lift we've already um I've already received direction from the planning board, and that's the part of the tree code that is not in the code. Um, and that is regulating trees or limiting tree removal not associated with development, um, and uh new definition for landmark trees. Um so to just just a blip of history um for our new member in 2021, here when the tree code as we know it was adopted, it only related to tree retention with development.
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