March 2020

Vancouver Zoning Basics What is zoning? Zoning is the system used by local communities in Washington and elsewhere to guide what type of development is allowed in different areas. All properties in Vancouver have some type of zoning map designation, and the Vancouver Municipal Code Title 20 indicates what type of uses are allowed in each type of designation, what review processes are required to develop the properties, and other land use standards.

What types of zoning map designations are in Vancouver? Most properties in Vancouver have one of the following zoning designations:

• R-2, R-4, R-6, or R-9 – These designations are intended primarily but not exclusively for single-family homes of varying densities. The R-2 zone requires 20,000 minimum lots sizes on average, approximately two units per acre. The R-9 zone requires 5,000 square foot minimum lot sizes, about 9 units per acre. The maximum building height is 35 feet.

• R-18, R-22, R-30, or R-35 – These are primarily for multi-family housing. The R-18 zone allows housing between 12 and 18 units per acre. The R-35 zone allows housing between 30 and 35 units per acre. The maximum height is 50-60 feet.

Vancouver Zoning Basics

• CN, CC and CG – These are mostly for commercial uses. CN is the Neighborhood Commercial zone,and allows a limited range of retail and service uses intended to serve nearby neighborhoods, with amaximum building height of 35 feet. CC is Community Commercial zone, and allows most commercialactivities and other use to serve larger areas, with a maximum building height of 50 feet. CG is themore permissive General Commercial zone, which allows activities such as wholesale sales, majorevent entertainment facilities, and others not allowed in the other commercial zones. CG has no heightlimit.

• IL, IH and OCI – These are mainly for industrial uses. IL is primarily for light industry and office, IHfor heavy industry, and OCI for an Office Campus Industrial setting.

• There are also several specialty zones applying to particular areas (the CX zone for downtown, theRGX zone in the Riverview Gateway area at 192nd Avenue and SR-14, etc.) or to public parks andopen areas.

Vancouver Zoning Basics

What other uses are allowed in these zones? Various industrial zones allow office uses, small amounts of commercial activities, parks, and limited housing and related uses. The commercial zones allow mixed use housing, parks, office, and industrial services. The multi-family residential zones allow single-family housing if it meets the required minimum densities, parks, schools, day care and limited medical uses, civic and religious institutions, and retail within a mixed use development. The single-family residential zones allow accessory dwelling units, limited attached housing, limited manufactured homes, limited adult family homes, parks, schools, day care and limited medical uses, and home occupations. All zones allow pre-existing uses legally established before the zoning designations were applied to remain in place as non-conforming uses, with some limits.

How do I find out about zoning map designation in particular areas or properties, and what regulations apply? The City website contains a citywide zoning map that allows for zooming in to specific areas here. If you want more information about a property, or only have the address, serial number or owner name, go to Clark County MapsOnline. Click “find parcel” and enter the property information, or zoom in on the map. Next click on the blue “Property Information Center” link to find out about the property’s zoning designation. Click on the designation listing to find out what regulations apply in that zone. You can also access the full City zoning code here and regulations for the single-family residential zones are here, or contact City staff at the City Permit Center at (360) 487-7800 or PermitCenter@cityofvancouver.us for more information.

How are zoning map designations or regulations changed? The City of Vancouver has specific processes and fees for reviewing proposed changes in zoning designations, or changes in zoning regulations. All require a public hearing before the City Planning Commission, or in some cases the Hearings Examiner, and a second hearing before the City Council. Usually this occurs annually in the fall and winter. The standards for reviewing these types of changes are here. The most common type of changes are proposals from property owners to change the zoning and Comprehensive Plan designations applying to their property. More information on that is here.

Can anyone request changes in zoning map designations or regulations? Yes, under state law proposed changes in designations or regulations from any party must be considered. City standards provide two options, either submitting a formal application with fees which will then proceed to public hearings, or submit a written request to City staff, without fees, to include the change among an annual docket of City-initiated changes. Staff will annually present the docket list to the Planning Commission to determine which of those change proposals should go forward to public hearing, or deferred to future work programs, or be discontinued. For more information about requesting a change in the zoning designation or applicable standards contact Bryan Snodgrass (360) 487-7946, bryan.snodgrass@cityofvancouver.us.

What is the Comprehensive Plan? The Vancouver Comprehensive Plan provides future local policy guidance for land use development and related service provisions citywide for a 20-year period. There are also generalized Comprehensive Plan map designations applying to all properties, which typically cover a broad category such as “Urban Low Density” and are not as specific as the zoning map designations. Under state law local zoning must be consistent with the local Comprehensive Plan.

To request other formats, please contact: (360)487-7946 | WA Relay: 711bryan.snodgrass@cityofvancouver.us