Vancouver Zoning & Land Use Guide
Notable local initiatives in Vancouver
Named ordinances, statutes, and reforms specific to Vancouver — each linked to an official source you can verify directly.
VMC Title 20 — Land Use and Development Code
Vancouver, WA's zoning rules are codified in Title 20 of the Vancouver Municipal Code. Chapter 20.410 lists the city's residential zoning districts (R-2, R-4, R-6, R-9) and Chapter 20.420 covers higher-density residential (R-18, R-22, R-30, R-35). Title 20 was most recently updated through Ordinance M-4522 (Nov 2025).
Source · vancouver.municipal.codesVMC 20.810 — Accessory Dwelling Units(2024)
Vancouver's ADU code (VMC Chapter 20.810) implements Washington HB 1337 (2023). Up to two ADUs may be created per parcel; no on-site parking is required for an ADU; the property owner is not required to live on-site. Detached ADU size is capped consistent with state ADU minimums.
Source · vancouver.municipal.codesWashington HB 1110 (2023) — Middle Housing(2023)
Vancouver (population ~190,000, in Clark County) must comply with HB 1110, which requires WA cities ≥25,000 population to permit at least four units per lot in areas zoned predominantly for residential use, with additional density near major transit. Clark County's GMA deadline for compliance is June 30, 2025; Vancouver has begun integrating HB 1110 into its Comprehensive Plan update and Title 20 amendments.
Source · app.leg.wa.govWashington HB 1337 (2023) — Statewide ADU Mandate(2023)
HB 1337 (Chapter 334, 2023 Laws, effective July 23, 2023) requires Vancouver and other WA cities planning under the Growth Management Act to allow at least two ADUs per residential lot, prohibits owner-occupancy requirements, and caps off-street parking mandates near transit.
Source · app.leg.wa.govWashington HB 1220 (2021) — Emergency Shelter and Housing Siting(2021)
HB 1220 (Chapter 254, 2021 Laws, effective July 25, 2021) amended the GMA. A city such as Vancouver may not prohibit transitional or permanent supportive housing in any zone where residential dwelling units or hotels are allowed, and (effective Sept 30, 2021) cannot prohibit indoor emergency shelters and emergency housing in any zone where hotels are allowed.
Source · app.leg.wa.gov
Key Zoning Facts
Vancouver Zoning Overview
Vancouver is a major city in Washington with approximately 190,915 residents, located in Clark County. The city manages land use and development through its zoning code, administered by the Community Development Department. Vancouver's zoning divides the municipality into districts regulating permitted uses, building heights, lot sizes, setbacks, and density.
Vancouver follows the Washington State Building Code (WAC 51-50/51), which is based on the International Building Code (IBC) and International Residential Code (IRC).
Primary Zoning Districts
Vancouver uses density-based residential zoning. The R-6 district allows approximately 6 dwelling units per acre with a 7,000 square foot minimum lot and 35-foot height limit. The R-9 district allows 9 units per acre with 4,500 square foot minimum lots. The R-18 and R-22 districts support higher-density multifamily development at 18 and 22 units per acre respectively.
Commercial activity is served by the CN (Commercial Neighborhood), CC (Commercial Community), and CG (Commercial General) districts. Industrial uses are provided for in the IL (Industrial Light) and IH (Industrial Heavy) districts.
ADU (Accessory Dwelling Unit) Rules
Vancouver allows ADUs (Accessory Dwelling Units). Under Washington state law HB 1337 (2023), cities are required to allow ADUs, with up to 2 ADUs permitted per lot in most areas. This applies to cities planning under the Growth Management Act (which includes most urban Washington cities). Contact the Community Development Department for current requirements including size limits, setbacks, and permitting procedures.
Development Process
Development in Vancouver generally requires obtaining the appropriate permits. The process typically involves:
- Zoning Verification — Confirm that your proposed use is permitted in the applicable zoning district
- Site Plan Review — For commercial and multi-family projects, submit a site plan for review
- Building Permit — Apply for a building permit with construction documents
- Inspections — Schedule required inspections during construction
- Certificate of Occupancy — Obtain final approval before occupying the structure
For projects that do not conform to existing zoning, property owners may need to seek a variance, special exception, or rezoning.
Key Considerations
Before starting any development project in Vancouver, property owners should:
- Verify the zoning classification of their property
- Review setback, height, and lot coverage requirements for their specific district
- Check for any overlay districts or special regulations
- Determine if the property is in a flood zone using FEMA's flood map service
- Confirm whether HOA covenants or deed restrictions apply
- Contact the Community Development Department at (360) 487-7800 for pre-application guidance
Disclaimer: This guide provides general information about zoning in Vancouver and should not be relied upon as legal advice. Zoning codes are subject to change. Always verify current regulations with the City of Vancouver or the municipal code before making development decisions.
Regulatory Layers That Apply in Vancouver
Your property is subject to ALL of these regulatory layers. Each one can impose additional requirements beyond the others.
Federal
- FEMA Flood Zones: Applicable
- View FEMA Flood Map
State — Washington
- Building Code: WA State Building Code (WAC 51-50/51)
- State ADU Override: Yes (WA HB 1337 (2023) requires cities to allow ADUs; 2 ADUs per lot in most areas)
County — Clark County
- Role: County-level property records, tax assessment, unincorporated area planning
City / Municipal
The city's zoning ordinance, building codes, and local permits form the primary layer of land-use regulation for your property.
Overlay Districts
No overlay districts identified.
Private Restrictions
- HOA / CC&Rs common: Yes
- Check HOA CC&Rs and deed restrictions for additional requirements.
Primary Zoning Districts
- Min Lot
- 7,000 sq ft
- Max Height
- 35 ft
- Front Setback
- 20 ft
- Side Setback
- 5 ft
- Rear Setback
- 20 ft
- Min Lot
- 4,500 sq ft
- Max Height
- 35 ft
- Front Setback
- 15 ft
- Side Setback
- 5 ft
- Rear Setback
- 20 ft
- Min Lot
- Varies
- Max Height
- 45 ft
- Front Setback
- Varies
- Side Setback
- Varies
- Rear Setback
- Varies
- Min Lot
- Varies
- Max Height
- 50 ft
- Front Setback
- Varies
- Side Setback
- Varies
- Rear Setback
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- Min Lot
- Varies
- Max Height
- Varies
- Front Setback
- Varies
- Side Setback
- Varies
- Rear Setback
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- Min Lot
- Varies
- Max Height
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- Front Setback
- Varies
- Side Setback
- Varies
- Rear Setback
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- Min Lot
- Varies
- Max Height
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- Front Setback
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- Side Setback
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- Rear Setback
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- Min Lot
- Varies
- Max Height
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- Front Setback
- Varies
- Side Setback
- Varies
- Rear Setback
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- Min Lot
- Varies
- Max Height
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- Front Setback
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- Side Setback
- Varies
- Rear Setback
- Varies
ADU Rules in Vancouver
State law (statewide context, not city-specific):
Washington HB 1337 (2023, effective July 23, 2023) requires cities and counties planning under the Growth Management Act to allow at least two accessory dwelling units per lot in zones that permit single-family homes within urban growth areas. The law limits impact fees on ADUs, prohibits owner-occupancy requirements, and requires that ADUs of at least 1,000 sq ft be allowed. HB 1110 (2023) separately legalized middle housing (duplexes through sixplexes depending on city size).
For local size, setback, and parking specifics, contact the City of Vancouver Community Development Department.
Permit Costs & Timelines
Permit Costs & Timelines
Specific permit fee schedules for Vancouver are available from the local planning department. Fees vary based on project type, scope, and valuation.
Check Vancouver permit fees →Official Sources
City-specific