OPENPUBLICA · PUBLIC MEETING RECORD
Record of Proceedings

Redmond Planning Commission Meeting – August 12, 2026: Tree Code, Housing Action Plan, and Rules

City Council — Wednesday, August 12, 2026
BodyRedmond, Washington
SessionCity Council
DateWednesday, August 12, 2026
StatusNEW · FILED
Video Record
0:00 / 1:49:22
Transcript — Verbatim
0:01

Council Vice President?

0:03

Thank you.

0:04

I'm really happy that we're having this conversation because it it's it's um it's it's an interesting issue for Redmond for any city to have.

0:14

You know, we've we've got uh very diverse socioeconomic levels in in the city.

0:20

And we've got um I'll call it uh localized inflation because we've got some fabulous employers in the area.

0:27

And the the difference of the the the change between some of our lower um income households and the top end of our households is pretty drastic.

0:39

And how do we do it in an equitable way?

0:41

And and I I'm glad that we're having the conversation so that we can start wrestling with what could be.

0:48

I'm not making suggestions, but what could be solutions as we move forward?

0:54

You know, does that look like uh a graduated if any of these large companies are listening?

1:00

I'm not making the suggestion.

1:02

I'm being courageous and putting out possibilities.

1:05

Um but you know, does that look like a graduated business license for our larger employers?

1:11

Does that look like that we revisit uh a levy lid lift uh with household protection?

1:59

All right, welcome to the August 12th, 2026 meeting of the Redmond Planning Commission.

2:04

I'd like to call this meeting to order.

2:06

We will start with a roll call.

2:08

Commissioner Parna.

2:09

Present.

2:10

Commissioner Copley, present.

2:12

Commissioner Coleman, present, Commissioner Gagnier, present, Commissioner Van Nyman, and Vice Chair Woodyer.

2:20

Present.

2:20

And I am Chair Weston.

2:22

I'd like to thank the following staff for being present tonight.

2:24

Odrick Cardenas, Jeff Churchill, Lauren Anderson, Cameron Zapata, Ian Lefcourt, and Chris Wyatt.

2:33

I look for a motion to approve the agenda.

2:36

So moved.

2:38

Second.

2:38

All in favor?

2:39

Aye.

2:40

Aye.

2:41

All right, that's approved.

2:42

And any corrections to the meeting summary from last time.

2:46

No.

2:47

In that case, I look for a motion to approve the meeting minutes from July 22nd, 2026.

2:52

So moved second.

2:57

All in favor?

2:58

Aye.

2:59

Great.

3:00

Thank you.

3:00

That's also approved.

3:02

Next up is public comment and items from the audience.

3:06

Who do we have tonight?

3:07

Uh we have one person signed up to speak, Mr.

3:10

David Morton.

3:11

Great.

3:12

And if you can start with your name and address and please keep your comments to three minutes.

3:18

Good evening, Commissioners.

3:20

I'm David Morton, Redmond 98053.

3:23

I want to raise concerns about the tree code that connect directly to a budget request I submitted to council on August 3rd, which is funding a city employed arborist to independently verify tree findings under this code.

3:38

Look at how many decision points in this draft of the tree code run entirely through the applicant's own hired qualified tree professional.

3:47

Hazard tree determinations.

3:49

The basis for removing a tree without a permit rest solely on the written opinion of a qualified tree professional.

3:56

Tree protection zone or TPZ boundaries can be shrunk by a qualified tree professional with justification in the arborist report.

4:05

Exception requests for landmark and heritage trees are supported by a tree report prepared by a qualified tree professional.

4:14

And after construction, it's the same qualified tree professional who submits a final report verifying compliance with the tree protection plan at every one of these points.

4:26

The person making the technical call is selected and paid by the applicant who benefits from a favorable outcome.

4:34

The code does include one independent review option at RZC 2172-130B3, but it's discretionary, triggered only at the discretion of the administrator and paid for by the applicant.

4:48

And even then, the reviewer is simply another private consultant chosen by mutual agreement, not city staff.

5:00

In this entire chapter, there's no point where a city employed professional independently verifies a hazard call, a TPZ reduction, or a final compliance report on the city's own initiative.

Discussion Breakdown — Share of Meeting
Environmental Protection█████████████████17%
Tree Code Update████████████████16%
Procedural██████████████14%
Housing And Homelessness███████████11%
Public Engagement██████████10%
Affordable Housing██████████10%
Tree Management████████8%
Human Services████4%
Community Engagement███3%
Summary of Proceedings

Redmond Planning Commission Meeting – August 12, 2026

The Redmond Planning Commission met on August 12, 2026, to discuss a study session on the proposed tree code update, a briefing on the combined Housing and Human Services Action Plan, and a study session on updates to the commission’s rules of procedure. The meeting also included public comment and staff updates. No formal votes were taken on the discussion items, but direction was given for further refinement of the tree code and rules.

Consent Calendar

  • Approval of the agenda for August 12, 2026.
  • Approval of the meeting minutes from July 22, 2026.

Public Comments & Testimony

  • David Morton (Redmond 98053) expressed concerns that the draft tree code allows applicant-hired arborists to make key technical decisions (hazard tree determinations, tree protection zone adjustments, exception requests, and final compliance reports) without independent city verification. He requested the commission support a city arborist budget for the 2027–2028 biennium and incorporate mandatory city-directed spot verification into the code.

Discussion Items

Tree Code Update (Study Session)

  • Presentation by Lauren Anderson and Cameron Zapata:
    • The tree code update began in February 2026, with version 2 (V2) now posted. Community engagement yielded 60 responses via the Let’s Connect questionnaire. Key changes include new sections for landmark/heritage trees, public trees, minimum tree credits, protection standards, and enforcement.
    • Tree retention shifts from a 35% calculation to a credit-based system tied to canopy, site area, zone, and project type. Conifers receive 1.5 credits; deciduous trees get 1.0 credit. Minimum 35% of required credits must come from retained trees. Replacement requirements are based on diameter at breast height (DBH): 6–15 inches = 1:1, 16–29 inches = 2:1, 30+ inches = 3:1, with additional replacements for larger trees.
    • In-lieu fees proposed: significant trees $1,300, landmark $3,000, heritage $5,000.
    • Tree protection zones (TPZ) defined as 1 foot per inch DBH, adjustable only by a qualified arborist. Scenarios illustrated for hazard tree removal, view-based removal, and ADU development.
  • Commissioner Feedback:
    • Commissioner Van Nyman questioned whether fees for heritage tree removal are too low, emphasizing avoidance over mitigation. Wanted assurance that exception criteria are stringent.
    • Commissioner Copley asked about segmentation of conifer species (dwarf vs. large) and their ecological value.
    • Commissioner Parna inquired about capacity for off-site planting and asked for clearer linkage to city planting locations.
    • Commissioner Coleman sought clarification on replacement requirements when a single tree is removed.
    • Commissioner Gagnier advocated for higher penalties and enforcement against both property owners and arborists who violate the code.
    • Vice Chair Woodyer stressed the need to balance mitigation funding with deterrence.
    • Chair Weston suggested adding user‑friendly headlines and redefining DBH and heritage tree terms in each section.
  • Next steps: V3 will incorporate feedback and be released in September; planning commission recommendation process begins September 23.

Housing and Human Services Action Plan (Briefing)

  • Presentation by Ian Lefcourt:
    • The plan combines the former Housing Action Plan and Human Services Strategic Plan. It addresses housing stability by integrating services such as food assistance, financial coaching, and support for homelessness.
    • Key data: 73% of net new housing needs (≈20,000 units) must be affordable to households earning ≤50% AMI. Redmond has a 38% tree canopy (2019) and a goal of 40% by 2050. The city has seen canopy loss in neighborhood multifamily, residential, and Overlake Village zones.
    • Three pillars: Get and Keep People Housed, Build More Housing Faster, Connect and Strengthen Communities. Focus on cost-controlled, income-restricted units.
    • Community engagement: 35 respondents on Let’s Connect, 16 focus groups, email from libraries and service providers.
    • Timeline: Adoption anticipated early October 2026.
  • Commissioner Feedback:
    • Commissioner Copley asked about precedent for combining plans; staff noted Bellevue’s separate but linked plans.
    • Commissioner Parna emphasized need for clear pathways for direct investment in very low‑AMI projects.
    • Commissioner Gagnier asked about rent stabilization measures; staff indicated ambition but noted city council review.
    • Commissioner Van Nyman requested more specific criteria for how the city evaluates fairness and targets assistance.
    • Commissioner Coleman raised the issue of housing for essential workers and ability to live in the community.
    • Chair Weston suggested the city gather data on occupancy and turnover in apartment buildings to monitor hidden costs.

Planning Commission Rules of Procedure (Study Session)

  • Presentation by Jeff Churchill:
    • Proposed updates focus on attendance, lobbying, public participation, and records. Key issue: excused vs. unexcused absences.
  • Commissioner Discussion:
    • Chair Weston proposed eliminating the excused/unexcused distinction and making attendance records simply “absent.” If a commissioner misses 3 consecutive meetings or 25% of meetings per year, staff would automatically notify the mayor for review.
    • Commissioners concurred, preferring a collegial approach rather than votes on removal.
    • Open Public Meetings Act (OPMA): Chair Weston asked about talking to council members about council business. Churchill clarified that planning commissioners should use personal accounts and avoid becoming a conduit for serial meetings (e.g., sharing one council member’s views with another).
  • Next steps: The rules update will be held over to the September meeting for final staff review and a vote.

Key Outcomes

  • Tree Code Update: No formal action; direction given for V3 to incorporate commissioner feedback, with a focus on avoidance for heritage trees, improved clarity, and stronger enforcement.
  • Housing and Human Services Action Plan: No vote required; commissioners provided input that will be considered for the final plan.
  • Planning Commission Rules: No vote; the attendance policy proposal and OPMA clarifications will be revisited in September.
  • Staff Updates:
    • The August 26 meeting is canceled. The next meeting on September 9 will welcome new youth advisors and include briefings on design standards and the urban mixed-use master plan.
    • City Council established the 2026–2027 annual comprehensive plan amendment docket (August 3) and adopted changes to the multifamily tax exemption program, adding a 12-year extension for a potential total 20 years.
    • Applications for an open planning commission seat (vacant in October) are posted on the website.

Meeting Transcript

Council Vice President? Thank you. I'm really happy that we're having this conversation because it it's it's um it's it's an interesting issue for Redmond for any city to have. You know, we've we've got uh very diverse socioeconomic levels in in the city. And we've got um I'll call it uh localized inflation because we've got some fabulous employers in the area. And the the difference of the the the change between some of our lower um income households and the top end of our households is pretty drastic. And how do we do it in an equitable way? And and I I'm glad that we're having the conversation so that we can start wrestling with what could be. I'm not making suggestions, but what could be solutions as we move forward? You know, does that look like uh a graduated if any of these large companies are listening? I'm not making the suggestion. I'm being courageous and putting out possibilities. Um but you know, does that look like a graduated business license for our larger employers? Does that look like that we revisit uh a levy lid lift uh with household protection? All right, welcome to the August 12th, 2026 meeting of the Redmond Planning Commission. I'd like to call this meeting to order. We will start with a roll call. Commissioner Parna. Present. Commissioner Copley, present. Commissioner Coleman, present, Commissioner Gagnier, present, Commissioner Van Nyman, and Vice Chair Woodyer. Present. And I am Chair Weston. I'd like to thank the following staff for being present tonight. Odrick Cardenas, Jeff Churchill, Lauren Anderson, Cameron Zapata, Ian Lefcourt, and Chris Wyatt. I look for a motion to approve the agenda. So moved. Second. All in favor? Aye. Aye. All right, that's approved. And any corrections to the meeting summary from last time. No. In that case, I look for a motion to approve the meeting minutes from July 22nd, 2026. So moved second. All in favor? Aye. Great. Thank you. That's also approved. Next up is public comment and items from the audience. Who do we have tonight? Uh we have one person signed up to speak, Mr. David Morton. Great. And if you can start with your name and address and please keep your comments to three minutes. Good evening, Commissioners. I'm David Morton, Redmond 98053. I want to raise concerns about the tree code that connect directly to a budget request I submitted to council on August 3rd, which is funding a city employed arborist to independently verify tree findings under this code.

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