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Web page revised 1.1.26
What is a Zone Change?
A zone change involves a process to review the zoning designation attached to certain parcels of property. If the owner of a parcel desires to establish a use that is not permitted within the existing zoning, they may request the designation be changed to allow the use that they desire.
What is a Comprehensive Plan and Zoning designation?
In 1990 the Washington State Legislature passed the Growth Management Act (GMA), Revised Code of Washington 36.70A, to reduce uncoordinated and unplanned growth that was threatening our environment, economic development, and residents’ high quality of life. The GMA required fast-growing cities and counties like Clark County to develop a Comprehensive Growth Management Plan, also referred to as the Comprehensive Plan, Comp Plan, or the Plan. After an extensive public process, Clark County and all of its cities adopted such a plan in 1994. It outlined how the county planned to manage projected population growth over a 20-year period.
Based on this premise, all property within Clark County was assigned a Comprehensive Plan and zoning designation. The Comprehensive Plan designation is a general description of the types of activities that are permitted on the property (e.g., Urban Low Density Residential). The zoning designation is more specific (e.g., R1-20, R1-10, R1-7.5 R1-6 and R1-5). Within the zoning ordinance are included a list of all allowed uses, building setbacks, the lot sizes and other detailed information. Information on the processes for review of different types of development, standards for roads, fees and other related issues can also be found in the Clark County Code (CCC), also referred to as the zoning code or just code.
When is a Zone Change necessary, and what is the difference between a Zone Change and an Annual Review?
If the owner of a parcel desires to establish a use that is not permitted within the existing zoning, they request the designation placed on the property be changed to allow the use that they desire.
If the existing zoning on the property and the zone that the owner desires have the same Comprehensive Plan designation, the owner can apply for a zone change. If the existing zone and the desired zone have different Comprehensive Plan designations, the owner would have to apply for an Annual Review. A matrix of the different zones that are allowed within the Comprehensive Plan designations is included below.
As an example, as seen in Table 1, a zone change without an associated Comprehensive Plan change could be completed between the R1-10 and R1-6 zones in the Urban Low Density Residential Comprehensive Plan designation, or between the C-3 and CL Zones in the Community Commercial Comprehensive Plan designation.
An Annual Review is required when a property owner desires to change the Comprehensive Plan designation on the property, for example from Urban Low Density Residential to Community Commercial (see list above of all Comp. Plan designations). An Annual Review is also required when the owner wants to change to a significantly higher or lower density or intensity of use, for example from Urban Low Density Residential to Urban High Density Residential. Even though both of these uses are residential, because the density is so different, they have different Comprehensive Plan designations, and therefore would require an Annual Review to make the change from one to the other. It is important to note that when a Comprehensive Plan change is applied for a zone change is generally completed concurrently through the same process.
What is the process for reviewing Zone Change requests?
See Type III Review Process (CCC 40.510.030).
All land use reviews are completed online.
Follow the Land Use Application Submittal Process and these instructions on how to apply online.
Contact planningapps@clark.wa.gov with questions on how to apply.
Zones that are allowed within the Comprehensive Plan designations
| LAND USE TYPE | ZONE DESIGNATION | GENERAL LAND USE DESCRIPTION |
|---|---|---|
| Single Family Residential | R1-20 | Minimum lot area of 1 single family unit per 20,000 square feet |
| Single Family Residential | R1-10 | Minimum lot area of 1 single family unit per 10,000 square feet |
| Single Family Residential | R1-7.5 | Minimum lot area of 1 single family unit per 7,500 square feet |
| Single Family Residential | R1-6 | Minimum lot area of 1 single family unit per 6,000 square feet |
| Single Family Residential | R1-5 | Minimum lot area of 1 single family unit per 5,000 square feet |
| Multi-Family Residential | R-12 | Maximum density of 12 multi-family residential units per acre |
| Multi-Family Residential | R-18 | Maximum density of 18 multi-family residential units per acre |
| Multi-Family Residential | R-22 | Maximum density of 22 multi-family residential units per acre |
| Multi-Family Residential | R-30 | Maximum density of 30 multi-family residential units per acre |
| Multi-Family Residential | R-43 | Maximum density of 43 multi-family residential units per acre |
| Office / Residential | OR-15 | Maximum density of 15 multi-family residential units per acre / Office and limited commercial type uses also permitted |
| Office / Residential | OR-18 | Maximum density of 18 multi-family residential units per acre / Office and limited commercial type uses also permitted |
| Office / Residential | OR-22 | Maximum density of 22 multi-family residential units per acre / Office and limited commercial type uses also permitted |
| Office / Residential | OR-30 | Maximum density of 30 multi-family residential units per acre / Office and limited commercial type uses also permitted |
| Office / Residential | OR-43 | Maximum density of 43 multi-family residential units per acre / Office and limited commercial type uses also permitted |
| Commercial | C-2 | Neighborhood Commercial district- permits commercial uses that provide for the convenience shopping needs of the immediate neighborhood |
| Commercial | C-3 | Community Commercial District - permits commercial uses that provide for regular shopping and service needs for adjacent neighborhoods |
| Commercial | GC | General Commercial district – permits commercial uses that provide a full range of goods and services necessary to serve large areas of the county and the traveling public |
| Mixed Use | MX | Mixed Use District – provides for a mix of mutually-supporting retail, service, office and residential uses |
| Industrial | BP | Business Park District – provides for areas of not less than 7 acres for limited light manufacturing and wholesale trade, business and professional services, research, business and corporate offices and other similar compatible uses |
| Industrial | IL | Light Industrial District – provides for those less intensive industrial uses which produce little noise, odor and pollution; resource-based uses; and service uses compatible with light industrial uses |
| Industrial | IR | Railroad Industrial district – permits industrial uses that provide for those industrial uses that are most suited for and can take advantage of locations along the county’s rail line |
| Heavy Industrial | IH | Heavy Industrial District – permits industrial and manufacturing uses which are potentially incompatible with most other uses including extensive rail and shipping facilities |
| University | University | University District – Intended to provide long-term opportunities for educational and related uses |
| Airport | A | Airport District – intended to recognize and protect areas devoted to public use aviation and for activities supporting or dependent upon aircraft or air transportation |
20-Year Plan/Base Zoning Districts Matrix -- Urban Designation
Table 1.6 Urban Plan Designation to Zone Consistency Chart
| PLAN | UL | UM | UH | NC | CC | GC | MU | I | IH | A | PF |
|---|---|---|---|---|---|---|---|---|---|---|---|
| R1-20 | A | A | |||||||||
| R1-10 | A | A | |||||||||
| R1-7.5 | A | A | |||||||||
| R1-6 | A | A | |||||||||
| R1-5 | A | A | |||||||||
| R-12 | A | A | |||||||||
| R-18 | A | A | |||||||||
| R-22 | A | A | |||||||||
| R-30 | A | A | |||||||||
| R-43 | A | A | |||||||||
| OR-15 | A | A | |||||||||
| OR-18 | A | A | |||||||||
| OR-22 | A | A | |||||||||
| OR-30 | A | A | |||||||||
| OR-43 | A | A | |||||||||
| C-2 | A | A | |||||||||
| C-3 | A | A | |||||||||
| GC | A | A | |||||||||
| MX | A | A | |||||||||
| BP | A | A | |||||||||
| IL | A | A | |||||||||
| IH | A | A | A | ||||||||
| IR | A | A | |||||||||
| U | A | A | A | A | A | A | A | A | A | A | |
| A | A | A | A | A |
An A indicates allowed zones in each designation. Properties in the UGBs that are designated Mixed Use on the Comprehensive Plan, but have zoning other than Mixed Use (MX), can develop under the zoning district applied to the property. If a rezone is requested, the only zone consistent with the Mixed Use plan designation is MX.
Note: A zone change, without an associated Comprehensive Plan change, could be completed between the R1-10 and R1-6 zones because both are within the Urban Low Density Residential Comprehensive Plan designation as shown above. If, however, an owner of a parcel zoned R1-10 wanted to change to the R-12 (Multi-family) zone, a Comprehensive Plan Change to the Urban Medium designation would be required.
20-Year Plan/Base Zoning Districts Matrix -- Rural Designation
Table 2 Resource Lands Plan Designation to Zone Consistency Chart
| PLAN/ZONE | AGRICULTURE | AGRICULTURE / WILDLIFE | FOREST TIER I | FOREST TIER II | PUBLIC FACILITY | AIRPORT |
|---|---|---|---|---|---|---|
| AG 20 | A | A | ||||
| AG/WL | A | A | ||||
| FOREST 80 | A | A | ||||
| FOREST 40 | A | A | ||||
| AIRPORT (A) | A | A | A | A |
Table 3 Rural Lands Plan Designation to Zone Consistency Chart
| PLAN/ZONE | RURAL 5, 10, 20 | RURAL CENTER RESIDENTIAL | RURAL COMMERCIAL | RURAL INDUSTRIAL | URBAN RESERVE | INDUSTRIAL URBAN RESERVE | PUBLIC FACILITY |
|---|---|---|---|---|---|---|---|
| RURAL 5, 10, 20 | A | A | |||||
| RURAL CENTER RESIDENTIAL - 1 | A | A | |||||
| RURAL CENTER RESIDENTIAL - 2.5 | A | A | |||||
| CR 1 | A | A | |||||
| CR 2 | A | A | |||||
| HEAVY INDUSTRY (MH) | A | A | |||||
| AIRPORT | A | A | A | A | A | ||
| URBAN RESERVE - 10 | A | A | |||||
| URBAN RESERVE - 20 | A | A |
Submittal Requirements
The following list identifies information to be included with the application.
The Pre-Application Conference Report will indicate any additional/exempted submittal requirements.
- Cover sheet and table of contents - Each submittal packet shall contain a cover sheet that contains the project name and applicant’s name, address, email address, and phone number. A table of contents, tabs and/or dividers to provide assistance in locating the PDF files shall follow the cover sheet.
- Application form - The application form shall be completed and signed by the applicant.
- Application fee - The required fee shall accompany the application.
- Pre-Application Conference Report - A copy of the Pre-Application Conference Report must be submitted.
- GIS Developer’s packet - Applicants can order a GIS Developer's Packet with a credit card online. For more information, contact GIS at 564.397.4082 or themapstore@clark.wa.gov.
- Narrative - A written narrative shall be submitted that addresses the following:
- Description of the request
- Area of the site in acres or square feet
- Related or previous permit activity
- Statements which fully analyze how the zone change request meets or exceeds each of the applicable approval criteria and standards including CCC 40.560.020(H) and other criteria and issues outlined in the pre-application conference report. Please see the What criteria does staff use to review the application? section on this web page for additional information
- Traffic study - Depending on the impacts associated with the proposal, a traffic study may be required to be undertaken by an engineer licensed to practice within the State of Washington, with special training and experience in traffic engineering. If a traffic study is required, the county will provide a scope of the study at the pre-application conference.
- Traffic study must be stamped, signed, and dated by a Professional Civil Engineer registered in the State of Washington
- State environmental review - A State Environmental Policy Act Environmental Checklist must be completed, original signed in ink, and submitted.
- Proof of submitting an archaeological pre-determination to the state (DAHP), if applicable. Predetermination reports and archaeology surveys, if required, must be reviewed by the Washington State Department of Archaeology and Historic Preservation (DAHP). Proof must be provided indicating the predetermination and/or survey have been submitted to DAHP for review. Proof can be via an email confirmation or other conclusive method of proof that DAHP has received the site-specific document for review.
- Sewer district utility review letter - A utility review letter must be submitted from the public sewer district, or one copy of a preliminary soil suitability analysis, or equivalent, for on site systems from the Clark County Public Health. For existing septic systems, provide a copy of the original approval.
- Water utility review letter - A utility review letter must be submitted from the public water purveyor, noting the ability to meet water pressure and fire flow requirements of the Fire Marshal as specified within the Pre-Application Conference Summary Report. Or provide current evidence of the availability of suitable ground water where the water purveyor has determined public water or community water systems cannot be provided. Contact the Clark County Public Health.
- Public Health review evaluation letter - A Clark County Public Health Project Review Evaluation Letter must be submitted per the Pre-Application Conference Report.
- Covenants or restrictions - All existing covenants or restrictions and/or easements that apply to the property must be submitted, available from a title company.
- Associated applications - Applications associated with the preliminary plat, such as critical aquifer recharge areas (CARA), floodplain, forestry, geo-hazard, habitat, shoreline, wetland, road modification, variances, etc., must be submitted with this application. See Pre-Application Conference Report.
Fee schedule
The following fees are required to be paid when the application is submitted.
Land use application submittal: $1,069
Wetland/habitat application submittal: $233
Issuance: $94
The following fees are required to be paid when the application has been deemed Fully Complete.
Zone change: $14,776
Issuance: $94
Non-Project SEPA Review: $2,037
Issuance: $53
Unless submitted with another project related application such as a Preliminary Land Division or Site Plan Review in which case the SEPA fee associated with that application would apply.