Kira Erickson reports from the Langley City Council meeting of Mon., Nov. 17, 2025 for the South Whidbey Record. Read the whole story.
Summary by Perplexity AI
The Langley City Council delayed a decision on Councilmember Rhonda Salerno’s proposal to downzone parcels on the south side of Edgecliff Drive from RSF 7200 to RSF 15000 to reduce housing density and protect a nearby bluff from landslides. Salerno argued the change aligns zoning with geological realities and still allows cottage housing, duplexes, tiny homes and ADUs under new sewer infrastructure. Councilmember Chris Carlson disputed the science linking density to bluff failure and warned downzoning would cut needed housing. Other councilmembers and residents were split, tree protection concerns emerged, and with one member absent, the motion was tabled.
They Said It
Salerno reasoned that [downzoning — changing the zoning for less density] would protect the nearby bluff from further landslide activity, which has been a big concern for residents and neighbors.
“By aligning zoning policy with the geological and hydrological realities of the Edgecliff area, we can ensure that future development supports financial integrity, safety and sustainability — for our community today and for generations to come,” Salerno wrote in a memo that was accompanied by a white paper on the subject.
She indicated that the zoning change would not preclude new development.
Councilmember Chris Carlson called into question the primary sources cited in Salerno’s memo, pointing out that those sources do not actually suggest any causal relationship between housing density and groundwater infiltration, let alone bluff failure.
“This is not an issue about density,” he said. “It is about holding water on site, reducing or limiting lawn and landscape irrigation, getting homes off septic systems and connected to the sewer system, tightlining runoffs to the beach.”
He suggested looking at recommendations in the material about managing water and said downzoning will not solve this problem and causes a false sense of security.
Removing the option of multi-family housing, he added, means less homes for people who currently cannot find them.
“I believe it is our moral imperative to remove unnecessary burdens and barriers to the creation of homes for people in our community that need them,” he said.
Later in the meeting, Salerno read back some quotes that were said in a previous meeting that were supportive of decreasing high density development at the site. She asked if any of the council members recognized them, then revealed they had been said by Carlson himself in June. Carlson responded by saying he had done more research since then and changed his mind.
Councilmember Gail Fleming voiced support for the downzoning, while Councilmember Craig Cyr appeared to be on the fence and said he wasn’t prepared to vote on the issue until he had asked more questions and walked the bluff.
