Edmonds Planning Board Regular Meeting - June 26, 2026

The Edmonds Planning Board held a hybrid regular meeting on June 26, 2026, at 7:01 PM. The meeting included approval of minutes, public comments, and discussions on two unfinished business items: code amendments for HB 1757 (conversion of commercial buildings to residential) and the 2026 Tree Code Update. The board also addressed its extended agenda and next steps.

Public Comments & Testimony

• Three representatives from Friends of Edmonds Trees (FOT) spoke. They expressed support for the tree density credit (TDC) approach but argued that the proposed 50 credits per acre is too low to meet the city's 35% canopy goal; they recommended 175 credits per acre. They also called for higher fee-in-lieu amounts, a minimum retention requirement for viable trees, and stronger incentives for retaining existing trees. They proposed a graded removal allowance for non-development properties based on lot size and emphasized that replacement requirements should align with the TDC system.
• Arlene Williams (online) criticized the draft code's language as vague, particularly regarding permit denials and hazard tree documentation. She noted that a photo-only option for hazard trees is insufficient and recommended requiring an arborist report or staff verification. She also argued that the TDC numbers are too low, using the Hadley Acres project as an example, and urged the board to raise the numbers to at least match current code protections.

Discussion Items

• HB 1757 – Conversion of Commercial Buildings to Residential (Second Reading): Staff presented the definition of Major Pedestrian Corridor (MPC) and a map identifying corridors where ground-floor commercial use would be protected. The board discussed whether the map is overly expansive, covering many arterials and school routes. Some members feared the MPC designation could later be used to justify upzoning. Others saw value in a broader transportation definition for grant eligibility and sidewalk planning. No final decision was reached; staff will bring three alternative map scenarios to the next meeting.
• 2026 Tree Code Update: The board reviewed the draft code section by section. Key discussion centered on the landmark tree definition. A motion to adopt a species-specific list with varying diameter thresholds (as proposed by FOT) failed with one aye, two nays, and two abstentions. The board will wait for a recommendation from the Tree Board (meeting July 2) before deciding. On other topics, the board confirmed its earlier decision to allow one tree removal per 12 months for non-development properties, regardless of lot size. The board also discussed permits, nuisance tree criteria, and the need for clearer language on when permits can be denied. To expedite remaining decisions, the board formed a three-member subcommittee (Judy, Lee, and the chair) to work with staff on priority issues.

Key Outcomes

• Minutes Approved: The minutes from the June 10 special meeting and regular meeting were approved, with Judy Godson abstaining on both.
• HB 1757: Staff will present three revised MPC map options at the July 8 meeting for a final recommendation.
• Tree Code Update: The board postponed the landmark tree definition pending the Tree Board's recommendation (July 2). The new subcommittee will meet to resolve remaining code issues, aiming for 95% completion before the public hearing on July 22.
• Schedule: July 8: HB 1757 recommendation and continued tree code work. July 22: Public hearing and final recommendation on the tree code. The zoning map amendments for Westgate were moved to September 9.