Overview and FAQs

Dropdown Header Alignment

Overview

What is Our Vancouver?

The City has been working together with community members (you!) to create Our Vancouver, an updated comprehensive plan that will guide the city’s growth and development over the next 20 years. As part of this process, the City’s zoning code is also being updated. The zoning code outlines specific rules for what can be built and where.

What is a Comprehensive Plan?

The City of Vancouver’s Comprehensive Plan provides the overall long-term vision and policy direction to manage the built and natural environment in Vancouver and provide necessary public facilities to achieve our shared vision.

The Comprehensive Plan is required by the state through the Growth Management Act (GMA).

The updated Comprehensive Plan will include the following chapters:

Community Experience
Equity and Inclusion
Land Use and Development
Housing
Economic Opportunity
Climate and Environment
Parks, Recreation, and Cultural Services
Transportation and Mobility
Public Facilities and Services
Annexation

What is a Zoning Map and Zoning Code?

A major component of updating the Comprehensive Plan is updating the City's Zoning Code and Zoning Map. It is one of the key tools that the City has to advance the goals in the Comprehensive Plan.

The Zoning Code is the set of City rules that determines how land can be used and developed. It generally groups those rules by where they apply, called zoning districts. A zoning map shows where the different zoning districts apply across the City.

Updating the Zoning Code allows for change that is gradual, localized, and driven by property owners. Most existing buildings, especially homes, will likely remain for decades.

At the Dec. 15 City Council meeting , City Council endorsed the updated zoning map for Vancouver, called the Preferred Alternative. The Preferred Alternative will not officially become the City’s new zoning map until it is adopted with the plan and code later this spring.

Why do we need to update the Plan and Code?

Our current Comprehensive Plan is from 2011—It doesn’t reflect big changes like remote work, climate action, or new state housing laws. An updated zoning code is also needed to meet state laws as well as advance the goals of the comprehensive plan.

Vancouver is required to adopt an updated Comprehensive Plan under Washington's Growth Management Act (GMA).

While state laws set some clear requirements for Washington cities—especially on housing, climate, and land use—the plan will also reflect local values and City Council priorities like equity, community safety, and climate action.

Key drivers for the update are:

A Changing Landscape - Rising housing costs, climate change, evolving transportation needs, community safety and economic shifts require a new approach.
Economic and Employment Trends - Need capacity for 43,200 new jobs, continued remote work, desire for jobs closer to home, need access to family wage jobs, shifts in commerce and support for small businesses.
Growing Community - Transition from suburban to urban, continue transition from suburban expansion to compact, connected and accessible neighborhoods where daily needs can be met within a 15-minute walk.
Opportunity for All - Need to address disparities in outcomes and provide equal access to housing, jobs, parks, schools, healthcare and essential services for all community members.
Climate Action - Alignment with the City’s Climate Action Framework and new state laws requiring a Climate chapter in Comprehensive Plans, net-zero emissions by 2040, adapt to heat, wildfire smoke, and flooding through compact, connected growth and resilient infrastructure.
Legal and Policy Requirements - Need to plan for and accommodate 38,000+ new units by 2045 in range of income bands over the next 20 years to maintain our community’s livability and affordability, required to allow new housing types in all neighborhoods, required to integrate climate and equity into Comprehensive Planning.

Why can’t we just keep using the current Plan and Code?

Some growth and change anre inevitable, and Vancouver is required to adopt an updated Comprehensive Plan under Washington's Growth Management Act (GMA).

If the City were to not update the Comprehensive Plan and Zoning Code, it would mean continuing to address growth and change using the City’s existing plan, land use map, and code, with automatic state requirements that would allow up to 4-6 housing units per single-family lot (2023 HB 1110).

This would mean growth would still happen but in a way that would not align with City and community priorities or with other state laws (such as 2021 HB 1220). Failure to comply with state law would render the City ineligible for state grant funds and subject to other potential sanctions or penalties. Failure to allow enough housing of various types and sizes citywide would also worsen the existing housing affordability crisis for current and future residents. Thus, an updated Comprehensive Plan, land use/zoning map, and zoning code are necessary to appropriately plan for and accommodate growth and change.

What is the Population Projection and Housing and Jobs Targets?

A core purpose and state requirement of comprehensive plans is to plan for anticipated population growth.

In 2023, Vancouver had a population of nearly 200,000. By 2045, that population is expected to grow by over 81,000, to reach 281,544 people.

This population projection was determined by: The State of Washington’s Office of Financial Management calculates a range of population estimates for each county. Clark County adopts a projection and allocates housing and job targets to cities, UGAs, and rural areas. Vancouver conducted its own analysis and projected slightly higher growth and targets than the County’s baseline.

In 2023, Vancouver had 86,878 housing units. To meet the current deficit as well as future needs of housing, at least 38,129 additional housing units will need to be built by 2045 – for a total of 125,007 housing units. To provide a balance of housing and employment opportunities in Vancouver, at least 43,198 new jobs will need to be added from 2023 to 2045. Vancouver’s housing and jobs targets are higher than County estimates as we did our own analysis (Housing Needs Assessment, Economic Conditions and Opportunities Analysis, and Housing Needs and Land Capacity Analysis) to better capture Vancouver’s ability to accommodate more housing and policy goals.

	2023	Growth	2045 Targets
Population	~200,000	+81,000	~281,000
Housing Units	~86,000	+38,129	~124,000
Jobs	~100,000	+43,198	~143,100

Couldn’t we just not build housing to stop people from moving here?

No. If we stop or limit building housing, people will still move to Vancouver, but the lack of housing will push prices even higher. As demand grows and supply stays limited, current residents risk being priced out of their own neighborhoods. Without more homes, many people’s children and grandchildren may no longer be able to afford to live here in the future. On top of this, it is not legal to limit housing production with the intent to limit people moving here.

Can we just bring more land into Vancouver (annex land) to meet the housing target?

No. These projections and targets apply only to the current city limits. Annexing land would increase the expected population and therefore increase housing and job targets.

What was the process for updating the Plan and Code? How was the public engaged?

OUR VANCOUVER has been a multiyear process that took place from early 2023 to June 2026, where community members and the City of Vancouver worked together to update the City’s Comprehensive Plan and the Zoning Map and Code. This timeframe allowed for in-depth community engagement and helped the project team ensure alignment with City and community priorities as well as State legislation. There were three key project phases, with community engagement embedded into each one:

Phase 1: Visioning
Phase 2: Community Mapping Activities
Phase 2: Land Use Alternatives
Phase 2: Draft Environmental Impact Statement (Draft EIS) Comment Period
Phase 3: Draft Plan and Code

In total, more than 2,000 people were directly engaged through over 200 meetings, events, workshops, and outreach activities, and more than 2,000 ideas and comments were received.

Public meetings, small-group discussions, and community events, including forums, tabling, and neighborhood-based outreach.
Interactive mapping activities and online engagement tools to gather place-based input.
Community Partner and Community Working Group meetings that supported a co-creative planning process.
Workshops with City boards, commissions, Planning Commission, and City Council, where community members could provide testimony and feedback.
Broad digital and hardcopy outreach, including surveys, StoryMap engagement, mailed City newsletters, e-newsletters, and social media.
Presentations to community and business organizations, neighborhood associations, schools, service providers, and other public agencies.

This layered approach allowed the City to gather both broad and in-depth feedback, reaching thousands more community members through online platforms and citywide communications. Each chapter of the proposed Comprehensive Plan includes a Community Feedback callout box that highlights key themes heard from the community and shows how that input informed plan direction.

See the timeline, list of meetings and events, and the engagement events and summaries on the project documents page for more information.

How was the Preferred Alternative created?

At the December 15, 2025 City Council meeting , City Council endorsed the updated zoning map for Vancouver, called the Preferred Alternative. The Preferred Alternative shows where the different zoning districts will apply across the City once the updated Plan and Code are adopted in Spring 2026.

The designations in the Preferred Alternative are the result of over three years of analysis, engagement, and incorporation of City priorities and State laws. The State laws include the requirement that cities plan for and accommodate housing at all income levels for the population over the 20-year planning period (2021 HB 1220). For Vancouver, the population is expected to grow by about 81,000 people, which means we will need about 38,000 more homes by 2045 to meet existing deficits and future needs. Additionally, to balance jobs with housing, we are planning for about 43,200 more jobs in the City.

Another key piece that shaped the Preferred Alternative was the framework for drafting the Preferred Alternative, which was applied across the City:

Draft Environmental Impact Statement (EIS) Comments: Incorporate comments and requests that are consistent with Council policy direction.
Centers and Corridors: Move from broad rules to location-specific analysis
Schools: Ensure growth does not worsen school-specific capacity issues.
Tree Canopy: Identify areas with significant privately owned mature tree canopy.
Parks and Community Services: Prioritize additional housing capacity near parks and schools.
Industrial Employment Lands: Carefully manage and preserve employment land.
Service Deserts: Use the Connected and Accessible Neighborhoods map to locate areas without access to essential services.
Reducing vehicle miles traveled (VMT) and Emissions: Prioritize land use strategies and mixes that reduce trip length and support different trip types.
Public Facilities and Services: Leverage existing infrastructure and areas planned for capital upgrades in the future.
Transportation: Leverage existing and planned transportation investments to locate growth near upgraded, multimodal facilities.
Health and Climate Vulnerability: Target more intense development in areas with low health and climate vulnerability

A more comprehensive description of how the Preferred Alternative and its designations were determined can be found in the Staff Report from the December 15, 2025 City Council Meeting when the Preferred Alternative was endorsed by City Council.

What are some of the key changes?

Housing

Expanding housing options for all income levels

The plan must accommodate about 38,000 new housing units, including about half at below-market levels, to meet the needs of current and future residents and to comply with state law (2021 HB 1220).

At a minimum, the state requires that Vancouver to allow up to 4 units on all residential lots and allow up to 6 units on residential lots that are a) located within a quarter mile of a “major transit stop” or b) have at least two are affordable units(2023 HB 1110). The State established these regulations because we are short 2 million housing units statewide. One reason we don’t have enough housing is because we’ve constrained the majority of our developable residential land to only allow one detached single-family home per lot. The allowances will apply citywide and do not target or exempt specific neighborhoods. In short, under HB 1110, State Law now requires that all impacted cities across Washington change their local regulations to increase available housing.

The City goes beyond the minimum requirements of HB 1110 in order to meet other state laws (such as 2021 HB 1220) and advance City long-term goals like climate action and connected and accessible neighborhoods. Minimum densities are proposed as follows:

Manufactured Home Park: No minimum density
Low-Scale Neighborhood: 8 units per acre
Medium-Scale Neighborhood: 16 units per acre
Mixed-Use Neighborhood: 32 units per acre
Regional Activity Center: 64 units per acre
Institutional/Campus: No minimum density
Heavy Industrial, Industrial/Employment, Parks, and Natural Areas: No new housing allowed

Redevelopment in Low-Scale Neighborhood will not need to meet minimum density—only newly created lots will. For new and redevelopment in Medium-Scale Neighborhoods, minimum density need to be met except where there are 6 or fewer existing dwelling units that are demolished and will be developed (building permit submitted) with the same number of dwelling units or more within 3 years of demolition, with the potential for a 1-year extension in certain cases.

While density will not be limited directly through the zoning code, it will still be limited indirectly through:

Site constraints (such as land size, slopes, critical areas, utility easements/transmission lines, etc.),
Building code requirements (fire, safety, ADA, etc.), and
Other regulations in the zoning code (maximum building height, required setbacks, maximum impervious area, etc.).

The goal is to create a housing mix that supports current and future residents across income levels, including adding “middle housing” to single-family neighborhoods.

Climate Action

Supporting community resiliency in the face of climate change

The current comprehensive plan falls short on addressing climate change—for example, it doesn’t even mention wildfire or smoke risks.

Since we last updated the comprehensive plan in 2011, the City has adopted a Climate Action Framework with a goal of reducing greenhouse gas emissions, and the state now requires that comprehensive plans include a chapter on climate.

The updated plan’s climate chapter establishes policies that support:

Tree canopy
Greenhouse gas emission reduction
Community preparedness
Adaptations to a changing climate

Mixed Use

Mixing residential and commercial services to create connected and accessible neighborhoods

Currently, City regulations separate housing from jobs and services in many areas of Vancouver, making daily needs, like grocery stores, childcare, medical offices, and other amenities, farther and harder to access from home.

The updated comprehensive plan and zoning code will allow for mixing of residential and commercial services in more areas of Vancouver to improve access for community members and better connect communities to services and each other.

However, some areas will still limit mixing – such as in Heavy Industrial and Industrial / Employment areas – because of the negative impacts some uses have on nearby residents and to help protect land for jobs.

Similarly, in residential areas, some uses will be limited or not allowed due to the noise, freight, and air quality impacts they would have on nearby residents.

Equity

Accounting for past and current harm to provide a quality community for all

The Equity Analysis reveals persistent disparities in access to housing, education, jobs, transportation, parks, and food—often along racial, ethnic, and socioeconomic lines. Historically, city planning has contributed to these inequities, and the current plan may unintentionally reinforce them.

Although Vancouver did not have formal redlining policies like other cities, there were racially restrictive covenants and segregation, and families of color were prevented from renting or buying in many neighborhoods.

Guided by the Equity Framework, the Comprehensive Plan update aims to reverse this trend by embedding equity into the planning process and the resulting goals, policies, and zoning code. The updated plan will prioritize communities furthest from opportunity and acknowledge past harms to guide future decisions.

The updated plan will also have a specific chapter dedicated to equity to describe the lens being brought to this work.

In addition to the community need for equity in the plan and process, Vancouver’s City Council has prioritized equity in their work, and the state requires that cities evaluate past policies and practices to understand how they contributed to segregation, discrimination and differing outcomes in housing based on race and ethnicity (2021 HB 1220).

Parking

Removing parking mandates to allow more land for housing, green space, and services

The City currently requires property owners to build a minimum number of parking spaces, typically based on use and building size—for example, one space per 250 sq ft of restaurant space.

These mandates are often outdated and can lead to excessive, underused parking that drives up costs and limits space for housing, green areas, and community uses.

The updated plan will eliminate most minimum parking requirements, allowing property owners to decide how much parking to build based on their needs.

Note: This change will not prohibit parking—owners can still build as much as they choose, except in limited cases near transit or downtown.

This shift aligns with state law (2025 SB 5184), which requires reduced parking mandates for some uses, including housing, commercial spaces, and childcare.

How will updating the Comprehensive Plan affect...

Growth and change?

Change and growth are inevitable — Comprehensive plans guide growth so that it supports community needs.

Planning ensures growth aligns with community values, state laws, and long-term goals like climate resilience, equity, and safety.
The updated Plan and Code represent the potential for substantial change in the community. However, the Plan and Code are policy and regulatory changes, not a City-led development project, so changes resulting from the plan and code updates are expected to occur incrementally over the next 20 years.
Change will be gradual, localized, and informed by policies, market forces, and individual property owner choices. This supports incremental, community-guided change, balancing continuity with the evolving needs of current and future generations. Most existing buildings, especially homes, will likely remain for decades.
Growth won’t be uniform—more intense development is focused in specific areas like urban centers and corridors.
We are all part of Vancouver’s growth and responsible for managing that change together.

Vehicle Traffic?

Overall increases in transportation needs are addressed as part of the City's regular capital project planning efforts and updates to the 6-year Transportation Improvement Program (TIP). City strategies aim to address increased transportation needs and improve overall transportation capacity and efficiency. These strategies include developing infrastructure for walking and cycling, implementing technology for more efficient traffic management, and enhancing public transportation.

While some arterial street widening is planned, they are costly and limited in scope, making it essential to use existing roadway space more efficiently to move more people in more ways. Explore the Transportation and Mobility chapter of the draft updated Comprehensive Plan for more information.

Annexation?

There are no immediate annexations planned — only early-stage discussions.

The updated plan will include an annexation chapter outlining goals and policies.
Annexation requires a robust public process and City Council approval.
Much of Vancouver's urban growth area (UGA), the area outside city limits, is built to urban density but lacks infrastructure, creating financial challenges.
Residential areas cost more to serve than they generate in taxes.
Coordination with Clark County and other agencies is essential.
The plan focuses on infill and growth within city limits.
Annexation would increase housing and job targets.
This approach supports the Growth Management Act's (GMA’s) goal to prevent unnecessary sprawl.

Public Services and Infrastructure? (e.g., sidewalks, streets, water, sewer, stormwater, parks, schools, emergency services)

As Vancouver grows, public services and infrastructure are expanded and maintained through a combination of development requirements, fees, and long term city investment. New development often must build or pay for the improvements it needs—such as sidewalks, water lines, and street upgrades. These costs are covered through charges and impact fees, which are scaled to the size of a project to keep smaller developments more affordable while ensuring the city can fund necessary infrastructure. Over time, new homes and businesses also generate additional property tax revenue that supports ongoing maintenance.

Some systems, like transportation, parks, and schools, have separate impact fees, while utilities such as water are funded through both development charges and regular system charges. Overall, the plan ensures that growth helps pay for growth, keeping Vancouver’s infrastructure strong and sustainable as the city evolves.

The Capital Facilities Plan is made up of 6- and 20-year project lists, which will provide capacity to serve anticipated growth over the planning period, consistent with the endorsed Preferred Land Use Alternative map.

For sidewalks, The draft updated Comprehensive Plan Transportation and Mobility chapter as well as the Transportation System Plan (TSP) include policies to address sidewalk gaps. The TSP includes 148 miles of proposed sidewalk infill. Many of these infill projects are associated with other roadway projects happening adjacent to the sidewalk. Because public funding alone cannot cover the enormous cost of filling existing gaps, most of the City’s sidewalk network is built by private development. As part of the review and permitting process, development is typically required to build frontage including sidewalks and pay fees that help fund broader infrastructure needs. While the City pursues grants such as Safe Routes to School, these sources address only a small portion of the overall need. Ongoing and future development helps build sidewalks and reduce sidewalk deficiencies.

Covenants, Conditions, and Restrictions (CC&Rs)?

CC&Rs are private agreements that restrict land use. The City does not evaluate or enforce them.

State law preserves preexisting covenants but prohibits new ones that block required density.
CC&Rs are managed by private parties, not the City.

Property values and taxes?

The proposed Comprehensive Plan and zoning code generally increases flexibility of the type and density of uses allowed, which generally increases property values over time. However, the Comprehensive Plan is not designed to control property values. It guides growth to meet long-term community needs. Property values may change for many reasons, but the plan does not speculate on the real estate market.

In Washington state, an individual’s property taxes are calculated based on the budgets prepared by the jurisdictions that provide the property users with infrastructure and services. These budgets are prepared independently from property values and are typically limited to a 1% increase from one year to the next. This limit does not apply to taxes from voter-approved bonds and special levies. A property’s assessed value determines the share of these budgets that an individual property is taxed, rather than a specific percentage of the assessed value itself.

Washington has two property tax relief programs for senior citizens and people with disabilities: a Property Tax Deferral program and a Property Tax Exemption program.

More information:
MRSC: Property Tax Overview
WA DOR: Property Tax Levy Limit

Existing projects and plans? Existing buildings?

Projects submitted under the current zoning code must follow it. They may opt into the future code once adopted and if their intended use is still allowed.

The Zoning Code update may create legally nonconforming properties due to changes in zoning districts and development standards. The proposed zoning code allows legally established nonconforming structures and uses to continue and potentially expand. Routine repairs and maintenance for nonconforming structures are permitted, including any work required by the Building Official or Fire Marshal. If a nonconforming structure is damaged by a catastrophic event, proposed regulations will still allow it to be rebuilt within its original footprint. The draft proposed code aims to provide clearer, more accommodating standards for how these properties can be maintained, rebuilt, or expanded.

To view current projects, visit the development dashboard or email OurVancouver2045@cityofvancouver.us.

Does the Comprehensive Plan use eminent domain?

No. The plan affects zoning regulations only. Eminent domain requires fair compensation and public benefit.

What if changes are needed to the Plan and Code before 2045?

While the updated Plan establishes a vision through the year 2045, the Plan and Code can and will be updated sooner than that, allowing us to be flexible and adapt to future changes and outcomes. The Comprehensive Plan can be updated as frequently as once a year. A full review and update of the plan is required at least once every 10 years. The Zoning Code can be updated as often as appropriate.

How does the City coordinate planning efforts with Clark County and C-TRAN?

Clark County sets growth projections and targets. Cities refine them through detailed analysis.

Vancouver’s targets are higher than the County’s baseline due to its own assessments.
The City and County collaborate closely on planning and coordination.
County decisions focus on areas outside city limits.
Both are updating their comprehensive plans in parallel.

The City of Vancouver does not operate C-TRAN service but it manages the streets and operating environment. A set of Enhanced Transit Corridors serve as a key transit policy guiding City investments and is used in the City’s development review and comprehensive planning practice. City staff work closely with C-TRAN staff to plan and coordinate short and long term projects.