A hybrid form-based design standard code has been created for the Highway 99 subarea. This new type of zoning code, is a hybrid of traditional zoning.  Hybrid form-based codes combine conventional zoning codes with graphic urban design standards that typically address setbacks, parking placement, building bulk, materials, and architectural features. The suburban and automobile-oriented development within the Highway 99 Sub-area warrants a “hybrid” approach that is tailored specifically to the sub-area’s unique conditions and goals.

You can review the code online and join our e-mail list to receive updates on our progress.

The code, developed with the help of Team 99, a technical advisory committee (PDF), a developer sounding board, and design consultants, reflects the goals of the Highway 99 Plan and community input.

Traditional zoning
Traditional zoning reduces density and prevents overcrowding by separating residential, retail, office and civic developments. This type of zoning regulates development based on size, height, noise, pollution, and parking requirements. The ultimate outcome of traditional zoning is sprawl, requiring an automobile to move easily between different zones.

Form-based zoning
Form-based zoning creates design standards for future developments. This type of zoning regulates key aspects of development, such as building heights, proximity of structures to the street, windows and doors on walls facing public spaces, and streetscape design. Form-based zoning emphasizes mixed-use activities within buildings and blocks, and concentrated areas of development around pedestrian spaces and public transit. Potential outcomes include improved walkability, neighborhood interaction and community and environmental health.