Five Corners / Westgate Neighborhood Studies

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Introduction and Overview

The City of Edmonds worked with a team of faculty and graduate students from the University of Washington, College of Built Environment, to create plans for expanding the role of its neighborhood centers as more active and vital parts of the community. The two neighborhood commercial areas addressed in the study were Westgate and Five Corners. The project developed concepts that exemplify sustainable approaches for redevelopment in suburban cities and preparation of a Special District Plan for each of the two neighborhood commercial areas. Because they are very different, Westgate and Five Corners embodied different approaches, with a common emphasis on design and public streetscape. The first set of proposals to be formally considered by the City involve Westgate, which is currently being considered by the City Council; you can find all the information on the current proposal for Westgate and the related reviews and meetings under the "Phase 4" tab, below.

For more information, please feel free to contact city staff: ( This email address is being protected from spambots. You need JavaScript enabled to view it. @ 425-771-0220. You may get on the project notification list by sending your mail address or email address to the This email address is being protected from spambots. You need JavaScript enabled to view it. (425-771-0220).

To find out more about the project, explore the different project phases below by clicking on each tab.

Project Overview - Introduction to the Project.

Phase 1 - Neighborhood Reconnaissance.

Phase 2 - Plan Development.

Phase 3 - Presentations and Review.

Phase 4 - Planning Board and City Council Review.

Additional Readings - Related articles and readings

Five Corners / Westgate Study Material

Project Overview

The City of Edmonds has been working with a team of faculty and students from the University of Washington's College of Built Environment and Green Futures Lab to create plans for expanding the role of its neighborhood centers as more active and vital parts of the community. The first two neighborhood commercial areas to be addressed are Westgate and Five Corners.

The project will develop concepts that exemplify sustainable approaches for redevelopment in suburban cities and preparation of a Special District Plan for each of the two neighborhood commercial areas. City staff -- Rob Chave, Planning Manager and Stephen Clifton, Community Services/Economic Development Director -- are coordinating the effort with the involvement of the Economic Development Commission and Planning Board. Partnering with the City are two highly respected organizations: the University of Washington and The Cascade Land Conservancy (CLC). CLC will assist with the public involvement process, providing examples of trends and effective neighborhood development efforts around the region and in other coastal cities.

Students from the undergraduate Community, Environment, and Planning program began work in October 2010 to collect data on the use and configuration of each commercial area. A new team of graduate students in urban planning, landscape architecture and architecture continued that work to develop the Special District plans. The first ‘listening sessions’ took place in January 2011. On March 12, 2011, the City held a design workshop (or charrette) to engage the public, business and property owners, and the local design community in exploring more specific design options for the two sites. In late April, public meetings presented results of this effort. In addition to the public meetings and workshops, the project included presentations to City officials, research on form-based codes, production of final conceptual designs, and preparation of a report with recommendations for implementation.

The final steps in the process will be to refine the district plans and develop form-based codes to implement the vision for each neighborhood center. Planning Board review of the Westgate plan and form-based code began in 2012 and is scheduled to conclude in May, 2014. The next step will be consideration by the City Council.

Phase 1 Material

Notes from Community Meetings:

Phase 2 Material

Community Meetings

Phase 3 Material

Phase 4 Planning Board/City Council Materials

This section contains material on the public review process for the Westgate and Five Corners form based codes. The Westgate proposals are being considered first, with any review of the Five Corners proposals deferred until after the Five Corners roundabout is completed.

The review of the Westgate plan and form based code developed by the University of Washington began with the Planning Board, and is now being considered by the City Council. Checking the City Council agendas will also alert you to meetings when this project is being discussed, as well as relevant review material. The final Planning Board public hearing on the draft plan and form based code was held on May 28, 2014. The first public hearing by the City Council was held on August 4, 2014, with a second hearing scheduled for October 7, 2014. City Council review is the culmination of a lengthy review processs, which to date has included over 50 public meetings and four public hearings.

Current draft material

  • The most recent material from the City Council review of the Westgate proposals can be found on the City Council agenda for September 23, 2014... the agenda can be viewed here (look under the September 2014 meeting list). The most current draft code language is available here (2MB ARgif2). A "white paper" submitted by the Economic Development Commission can be viewed here (600 KB ARgif2).

Material for City Council Public Hearing, August 4, 2014

  • The material from the most recent City Council public hearing can be found on the City Council agenda for August 4, 2014... the agenda can be viewed here (look under the August 2014 meeting list). The August 4th public hearing presentation on the Westgate proposals can be seen here.

Material for Planning Board Public Hearing, May 28, 2014

  • The material for the Planning Board public hearing is on the Planning Board agenda for May 28th... the agenda can be viewed here (look under the May 2014 meeting list).

 Material for Planning Board Public Hearing, March 12, 2014

  • The material for the Planning Board public hearing is on the Planning Board agenda for March 12th... the agenda can be viewed here (look under the March 2014 meeting list).

Westgate Background Material

 
Form Based Code Presentations to the Planning Board on June 27, 2012

Material for Planning Board Public Hearing, September 12, 2012

Additional Readings

Planning News