Overview
Code type
euclidean
Naming convention
mixed
Vancouver WA R-2..R-50 residential codes are density-encoded (suffix = approximate max du/ac). This is opposite convention from Worcester MA (RS-10 = 10,000 SF lot). Commercial/industrial use letter suffixes (CX/CN/WX/OCI/IL/IG). | naming_convention_raw=density-numeric (residential R-N where N ≈ max du/ac); letter-code (commercial/industrial) ; sub_flags_raw=[pacific-northwest, tod-compliance-pending] ; narrative_ref=narratives/vancouver-wa/d0d41666-40b9-46a0-939d-09b0f98ee7a3.json
Worth knowing
- HB 1110 and HB 1337 became effective July 1, 2024. All SF-zoned parcels (R-2 through R-17) must now allow duplexes by-right without local design standards that effectively prohibit. ADU regulations must allow 2+ units per lot with relaxed parking and no lot size premium. Any local duplex or ADU standards that materially restrict use or impose costs disproportionate to single-family homes may violate state preemption. VMC 20.410 should be reviewed for HB 1110 and HB 1337 compliance; if not yet updated, city may face legal challenge or state enforcement action.
- Fort Vancouver National Historic Site parcels (Historic Reserve Conservation District) overlap with 100-year floodplain areas along Columbia River. VMC 20.740.120 (floodplain) provides relief for historic structures: certified contributing structures may receive variance exemption from elevation standards. However, historic preservation standards (VMC 20.510, 20.640.040) may impose material restrictions (setbacks, height) that trigger historic design review. A floodplain development within Historic Reserve must satisfy BOTH overlay compliance paths: elevation standards per NFIP (with historic relief available) AND historic design review per local standards.
- Washington HB 1491 (2024) requires cities to adopt TOD zoning by mid-2026. Vancouver's preliminary TOD regulations (VMC 20.550) are in place but subject to final updates to meet state deadline. The TOD overlay is expected to increase maximum density and reduce parking requirements along transit corridors (C-TRAN Vine BRT on Fourth Plain and Mill Plain Blvds; planned light rail). Monitor city planning announcements through mid-2026 for final TOD zoning code amendments; developments currently in design may need to revisit density and parking assumptions if final TOD regulations differ from preliminary framework.
+ 3 more in Quirks & notes
Districts
res_mf 6res_sf 4ind 2res_th 1cbd 1com 1mu 1off 1
| Code | Name | Category | Min lot | Height | Coverage | FAR | Du/ac | Parking | Setbacks F/S/R |
|---|---|---|---|---|---|---|---|---|---|
| R-2 | Large Lot Residential — 2.5 ac | res_sf | 108,900 sf | — | — | — | 1.8[1] | — | — / — / — |
| R-4 | Single-Family Residential — Low Density | res_sf | 43,560 sf | — | — | — | 2.3[2] | — | — / — / — |
| R-6 | Single-Family Residential — Medium-Low Density | res_sf | 32,670 sf | — | — | — | 4.5[3] | — | — / — / — |
| R-9 | Single-Family Residential — Medium Density | res_sf | 21,780 sf | — | — | — | 5.9[4] | — | — / — / — |
| R-17 | Mixed Residential — Medium Density | res_mf | 2,000 sf | — | — | — | 8.8[5] | — | — / — / — |
| R-18 | Townhouse / Garden Apartment — Medium Density | res_th | 1,800 sf | — | — | — | 18 | — | — / — / — |
| RM-series | Multifamily Residential — Low-Medium Density | res_mf | — | — | — | — | — | — | — / — / — |
| R-22 | Urban Multifamily — Medium Density | res_mf | — | — | — | — | 22 | — | — / — / — |
| R-30 | High-Density Multifamily | res_mf | — | — | — | — | 30 | — | — / — / — |
| R-35 | Very High-Density Urban / TOD | res_mf | — | -1 ft[6] | — | — | 35 | — | — / — / — |
| R-50 | Very High-Density Urban / TOD — Premium | res_mf | — | -1 ft[7] | — | — | 50 | — | — / — / — |
| CX | City Center / Downtown Mixed-Use | cbd | — | — | — | — | — | — | — / — / — |
| CN | Neighborhood Commercial | com | — | — | — | — | — | — | — / — / — |
| WX | Waterfront Mixed-Use | mu | — | — | — | — | — | — | — / — / — |
| OCI | Office Commercial Industrial | off | — | — | — | — | — | — | — / — / — |
| IL | Light Industrial | ind | — | — | — | — | — | — | — / — / — |
| IG | General Industrial | ind | — | — | — | — | — | — | — / — / — |
Confidence: confirmed partial under review not found
Overlays
SMP
Shoreline Master Program
SPECColumbia River shoreline and tributary streams (within WA Shoreline Management Act jurisdiction; shorelines of statewide significance)
FP
Floodplain Overlay District
SPECFEMA 100-year floodplain along Columbia River and tributary streams (FIS effective Sept 5, 2012; coverage extends to floodway + Zone AE)
HP
Historic Reserve / Heritage Overlay District
SPECVancouver National Historic Reserve (congressionally designated 1996, ~366 acres). Covers Fort Vancouver National Historic Site, Vancouver Barracks, Officers Row, Pearson Field/Air Museum, Jack Murdock Aviation Center, Waterfront Park; generally south of Evergreen Blvd, east of I-5, north of SR-14.
COR
Fourth Plain Corridor Overlay District
SPECFourth Plain Boulevard corridor (E-W arterial with C-TRAN Vine BRT service)
TOD
Transit-Oriented Development Overlay
SPEC½-mi radius of planned IBR MAX light rail stations; ¼-mi radius of C-TRAN Vine BRT stops (Fourth Plain, Mill Plain Blvd). HB 1491 (2024) state mandate for TOD zoning by mid-2026.
State preemptions
WA-HB-1110-middle-housingapplies
Qualifying condition
qualifying_condition=Vancouver pop 190,915 (2020 Census) ≥ 75,000 → HB 1110 Tier 1 city ; preempted_local_standards=VMC 20.410 single-family-only use restrictions; any lot-area-per-unit requirement that effectively blocks 4-plex ; local_implementation_status=under_review — Tier 1 compliance deadline was July 2025; VMC 20.410 amendment status not retrievable via WebFetch
Effect
4-plex by-right in all SF residential zones (R-2, R-4, R-6, R-9, R-17); 6-plex by-right within ½ mi of 'major transit stop' (RCW 81.104.015) if ≥2 units affordable; cannot require lots larger than SF minimum; parking capped at 1/unit (0 within ½ mi major transit)
WA-HB-1337-ADUsapplies
Qualifying condition
qualifying_condition=statewide mandate; Vancouver is a GMA code city ; preempted_local_standards=Any VMC owner-occupancy requirement for ADUs; any ADU parking mandate within ½ mi of transit
Effect
≥2 ADUs per lot in all residential zones; no owner-occupancy; no off-street parking within ½ mi of transit; cannot cap detached ADU below 1,000 SF; connection/impact fees limited
WA-E2SHB-1220-comp-plan-housingapplies
Qualifying condition
qualifying_condition=Vancouver is a GMA-planning city; must update comprehensive plan housing element ; preempted_local_standards=Any zone that excludes PSH where residential is otherwise allowed
Effect
Must plan for / accommodate permanent supportive housing + emergency shelters; shelters must be allowed in at least one zone; cannot prohibit transitional/PSH in residential zones
WA-SB-5184-lot-splittingapplies
Qualifying condition
qualifying_condition=statewide enablement ; preempted_local_standards=Any VMC subdivision standard that blocks unit-lot splitting at HB 1110 unit counts
Effect
Lot splits enabled to support HB 1110 unit counts on existing SF lots
Adopted building codes
Statewide; update sched May 2026
Click a code label to open its state-by-state adoption atlas.
Quirks & notes
- HB 1110 and HB 1337 became effective July 1, 2024. All SF-zoned parcels (R-2 through R-17) must now allow duplexes by-right without local design standards that effectively prohibit. ADU regulations must allow 2+ units per lot with relaxed parking and no lot size premium. Any local duplex or ADU standards that materially restrict use or impose costs disproportionate to single-family homes may violate state preemption. VMC 20.410 should be reviewed for HB 1110 and HB 1337 compliance; if not yet updated, city may face legal challenge or state enforcement action.
- Fort Vancouver National Historic Site parcels (Historic Reserve Conservation District) overlap with 100-year floodplain areas along Columbia River. VMC 20.740.120 (floodplain) provides relief for historic structures: certified contributing structures may receive variance exemption from elevation standards. However, historic preservation standards (VMC 20.510, 20.640.040) may impose material restrictions (setbacks, height) that trigger historic design review. A floodplain development within Historic Reserve must satisfy BOTH overlay compliance paths: elevation standards per NFIP (with historic relief available) AND historic design review per local standards.
- Washington HB 1491 (2024) requires cities to adopt TOD zoning by mid-2026. Vancouver's preliminary TOD regulations (VMC 20.550) are in place but subject to final updates to meet state deadline. The TOD overlay is expected to increase maximum density and reduce parking requirements along transit corridors (C-TRAN Vine BRT on Fourth Plain and Mill Plain Blvds; planned light rail). Monitor city planning announcements through mid-2026 for final TOD zoning code amendments; developments currently in design may need to revisit density and parking assumptions if final TOD regulations differ from preliminary framework.
- All development within shoreline jurisdiction along Columbia River (and tributary streams) is subject to Washington State Shoreline Master Program overlay (VMC 20.550–20.570). SMP standards include use restrictions, buffer requirements (width varies by ecological sensitivity), public access easements, and ecological restoration standards. Local zoning must not be more permissive than SMP; SMP controls. Waterfront Mixed-Use (WX) district is designed to work with SMP but does not exempt from SMP compliance. Any waterfront or near-shore development requires early coordination with city shorelines manager.
- Fort Vancouver is administered by National Park Service (federally owned). Local zoning overlay (Historic Reserve Conservation District, VMC 20.640) applies to surrounding parcels and the site itself. Federal historic preservation standards may exceed local minimum requirements; NPS stewardship responsibilities may conflict with local zoning incentives. Any development affecting site viewshed, access, or adjacent parcels should involve NPS coordination early (not just local design review).
- Vancouver sits directly across Columbia River from Portland, Oregon (county line). Light rail connection to Portland metro area is planned or under construction. C-TRAN Vine BRT connects Fourth Plain and Mill Plain corridors with transit service. Interstate coordination on shoreline management, floodplain regulation, and air quality is likely; some standards may reference Clark-Multnomah County (WA-OR) agreements. TOD zoning may coordinate with Portland metro expansion plans.
Massing explorer
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Sources & references
Secondary sources
Citations
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Research status
Publication gates
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|---|---|---|
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| confidence tags full form | passed | |
| overlays have parameters trigger confidence | passed | |
| preempt section city specific | passed |
Known issues
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