Edmonds Planning Board Special Meeting on 2026 Tree Code Amendments - August 10, 2026

The Edmonds Planning Board held a special meeting on August 10, 2026 (agenda date noted as August 5, 2026) to hold a public hearing and continue discussions on the 2026 Tree Code Amendments. The meeting included public testimony, board deliberation on remaining code updates, and votes on key provisions.

Consent Calendar

• Unanimous approval of the July 22, 2026 meeting minutes.

Public Comments & Testimony

• Kathleen Sears (Friends of Edmonds Trees, FOET) recognized board efforts but noted the draft code would not have saved 'Big Red', a 71-inch, 100+ year-old tree removed via a Type I permit. She proposed five amendments: strengthen permit language, define significant trees as 6-24 inches, exclude landmark trees from removal allowances, add development/non-development definitions, and extend TDC requirements to multifamily.
• Pam Tower identified three gaps: landmark trees removable as nuisance via Type I; landscape modifications exempt; ambiguous permit language including landmark trees. Recommended Type II permits for landmark trees, clarify landscape modifications, and separate landmark from significant trees.
• Kyle McIntyre (FOET) proposed a joint city-applicant early design review process for development projects to maximize retention, with fee-in-lieu as last resort, and incentives like expedited permits.
• Travis Hyde requested that fee-in-lieu funds be used for tree replacement, noting $300k collected but only $67k spent, with 60% on removal not replacement. Asked for timely spending.
• Gala Shumake supported preserving canopy and opposed removal of landmark trees for landscaping.
• Georgina Armstrong (Climate Advisory Board) highlighted heat vulnerability in Gateway and international districts, emphasizing need for strong tree requirements in multifamily developments to combat urban heat islands.
• Margie Fields urged no removal of landmark trees without stronger review and minimum retention.
• John Merske raised four concerns: removal of prohibition on landmark tree removal in §50; lack of TDC values for landmark tree species list; allow covering tree protection zones with plywood for up to 12 months; and no protection for trees from off-site work.
• Barbara Stellard encouraged revision to retain viable trees and suggested pursuing Tree City USA status.
• Frank Caruso expressed disappointment at delay since 2019, urging completion.
• Deborah Ashland (FOET) recommended adopting 50% retention of TDC via retained trees, conservation subdivision TDC requirements (e.g., 132, 110, 88 per unit categories), and extending TDC to multifamily zones at minimum 44 credits/acre.
• Era (last name not given) supported increased fines but noted staff discretion undermines enforcement; cited only one fine in five years.
• Kathleen Lester supported expanding landmark tree definition to include species like Alpine fir and excluding invasives.
• Laura Hine reiterated keeping 'Big Red' in mind, supporting joint design reviews, timely tree fund use, heat island mitigation, and minimum tree retention.
• Janelle Cass (Tree Board member, speaking personally) warned that strict prohibition on 24-inch trees may cause unintended removal of 22-inch trees; called for multifamily inclusion, community support for maintenance, and using funds for ivy removal in parks.

Discussion Items

• Forest Stewardship Plan (Permit Option): Staff explained it as a custom plan for large properties needing stand management beyond the 3-tree/36-month limit. Board debated inclusion; voted 3-1 to recommend inclusion in code but with clearer definable eligibility criteria and explicit intent to promote forest health.
• Conservation Subdivision TDC Thresholds: Board adopted FOET's proposed graduated TDC requirements (132, 110, 88 credits/acre for 1, 2-3, 4 units respectively) unanimously.
• Maintenance Agreements: Board voted unanimously to require 5-year maintenance agreements for all low-density residential development projects that trigger TDCs, replacing bonds to ensure long-term tree care.
• Striking 50% Fee Waiver: Unanimous votes to strike the obsolete 50% retention fee waiver for conservation subdivisions and from the tree code, as TDC system makes it moot.
• Tree Density Credits for Multifamily/Commercial: Motion to adopt 44 credits/acre for multifamily, mixed-use, and commercial failed (2-2 tie). Board noted insufficient analysis and complexity; will not include in recommendation.
• Landmark Tree Language Clarification: Board agreed by consensus to strengthen language to explicitly prohibit removal of landmark trees (except for hazard/nuisance) and to clarify that annual removal allowances for significant trees exclude landmark trees.

Key Outcomes

• Motions Passed:
  • Approval of July 22 minutes (unanimous).
  • Recommend forest stewardship plan with conditions (3-1).
  • Adopt conservation subdivision TDC thresholds (unanimous).
  • Require 5-year maintenance agreements for low-density residential development (unanimous).
  • Strike 50% fee waiver from conservation subdivision and tree code (unanimous).
• Motion Failed: TDC of 44 credits/acre for multifamily/commercial (2-2).
• Consensus Decisions: Strengthen landmark tree removal prohibition and clarify allowance limits.
• Final Approval: Board voted to recommend the draft Findings, Conclusions, and Recommendations (with tonight's revisions) to City Council (unanimous).
• Next Steps: Staff will incorporate changes into Version 3 and prepare a cover letter summarizing key decisions for Council review. Board chair will circulate draft letter for comment before submission.