Overview and FAQs
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Overview
- Community Feel and Vision
- Land use and Development
- Housing
- Equity and Inclusion
- Climate, Environment, Community Health, Sustainability, and Resiliency
- Economic Opportunity
- Parks, Recreation, Open Space, and Community Well-being
- Transportation and Mobility
- Infrastructure, Public Facilities and Services, and Utilities
- Annexation
- Implementation
What is Our Vancouver?
The City is 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.
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. As demographic changes, market conditions, community priorities and other factors have shifted since the comprehensive plan was last updated in 2011, it’s necessary to re-imagine the existing growth strategy through the comprehensive plan update. As part of this, Our Vancouver will need to plan for at least 38,000 additional housing units (about 44% more than we have now) over the next 20 years to maintain our community’s livability and affordability.
What does the comprehensive plan update cover?
The updated Comprehensive Plan will include the following chapters:
It will also be updated to comply with recent state legislation.
Why update the plan?
Managing growth, meeting State requirements, and reflecting local values.
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.
The following are some of the key changes that the update to Vancouver’s Comprehensive Plan and zoning code will bring.
What are some of the key changes?
- 1–4 units per single-family lot
- 1–6 units per single-family lot if near transit or if at least 2 of the units are affordable (2023 HB 1110)
- Allow a range of middle housing types on all residential lots, including at least six of the following:
- Duplex
- Triplex
- Fourplex
- Fiveplex
- Sixplex
- Townhouses
- Stacked flats
- Courtyard apartments
- Cottage housing
- Allow up to 4 units on all residential lots
- Allow up to 6 units on all residential lots if:
- Located within a quarter mile of a “major transit stop”
- At least two are affordable units
- Streamlining design review processes
- Restrictions on the ability to require off-street parking
- Limits on development standards that may create barriers to middle housing
- Tree canopy
- Greenhouse gas emission reduction
- Community preparedness
- Adaptations to a changing climate
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).
The state requires that we allow, at a minimum:
HB 1110 requires many cities in the state to allow a broader range of housing types in areas that have only allowed predominantly detached homes.
Specifically, City of Vancouver is now required (at a minimum) to:
Additional requirements include:
This change will go into effect through a “model ordinance” developed by the State even if the City doesn’t do anything, so it was included in the No Action Alternative that was analyzed in the Draft EIS.
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.
Why is the State requiring cities to allow more housing?
We are short 1.1 million housing units statewide. Part of this housing shortage is because we’ve constrained the majority of our developable residential land to only allow single family homes.
Due to limited progress on closing the statewide housing shortage, the State has raised the floor to promote housing production in all the cities, so that it forces everyone to do their part, and not just the large cities and counties.
By helping increase the supply of housing, we can reduce the housing affordability crisis we are currently experiencing thus reducing rates of homelessness and housing instability.
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 will establish policies that support:
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.
What growth are we expecting?
Population, Housing, and Jobs Targets
One of the first steps in updating the comprehensive plan was to understand how much growth we need to plan for.
The 2045 expected population growth and associated housing and jobs needs for Vancouver are in the table below.
The housing growth number includes the housing needed to cover both the current deficit of housing and future needs for additional population growth.
| 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 |
How were these targets calculated?
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.
Can we just bring more land into Vancouver (annex land) to meet the targets?
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.
How will updating the Comprehensive Plan affect...
- Planning ensures growth aligns with community values, state laws, and long-term goals like climate resilience, equity, and safety.
- Change will be gradual, localized, and driven by property owners.
- Most existing buildings, especially homes, will remain for decades.
- Growth won’t be uniform—more intense development is focused in specific areas like urban centers and corridors.
- Property owners control if and when changes occur, influenced by policies, market forces, and personal choices.
- We are all part of Vancouver’s growth and responsible for managing that change together.
- 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.
- 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 may change for many reasons, but the plan does not speculate on the real estate market.
- Washington State law limits property tax increases—typically capped at 1% annually for most taxing districts.
- Taxes are based on current built value, not development potential.
- Reassessments occur only with redevelopment or significant improvements.
Growth and change?
Change and growth are inevitable — Comprehensive plans guide growth so that it supports community needs.
Annexation?
There are no immediate annexations planned — only early-stage discussions.
Covenants, Conditions, and Restrictions (CC&Rs)?
CC&Rs are private agreements that restrict land use. The City does not evaluate or enforce them.
Property values?
The Comprehensive Plan is not designed to control property values. It guides growth to meet community needs.
More information:
MRSC: Property Tax Overview
WA DOR: Property Tax Levy Limit
Existing projects and plans?
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 City will seek feedback on the future zoning code to ensure alignment with community goals.
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.
How does the City coordinate planning efforts with Clark County?
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.