Washington, DC Zoning
Districts & Requirements
Every zoning district in Washington with permitted uses, setbacks, height limits, and density requirements — in plain English. DC overhauled its zoning in 2016 (ZR16), replacing the 1958 code with a modern framework. Zone names signal use and scale: R (house), RF (flat/rowhouse), RA (apartment), MU (mixed-use), D (downtown). The federal Height Act of 1910 caps all buildings — 90 ft on residential streets, 130 ft on commercial streets, measured to the roof. No variances, no exceptions. Every project in DC starts with the Height Act math.
19
Zoning districts
6
Overlay districts
689,000
Population
2016
Code adopted
Quick Reference
Find your district, see what you can do. Click any row for details.
| District | At a glance | Height | Coverage |
|---|---|---|---|
| R-1-B | Detached single-family only. 40% lot occupancy, 0.9 FAR. Bulk of DC's single-family neighborhoods. | 3 stories / 40 ft | 40% lot occupancy / 0.9 FAR (1.08 with IZ) |
| R-2 | Semi-detached (twin) houses. One shared wall. 40% lot occupancy on the standard lots. | 3 stories / 40 ft | 40% lot occupancy / 0.9 FAR (1.08 with IZ) |
| R-3 | Rowhouses — DC's signature housing type. Party walls both sides, 60% lot occupancy. | 3 stories / 40 ft | 60% lot occupancy / 0.9 FAR (1.08 with IZ) |
| RF-1 | Rowhouses converted to 2 flats. Three stories, 60% lot occupancy. The conversion district. | 3 stories / 40 ft | 60% lot occupancy / 0.9 FAR (1.08 with IZ) |
| RF-3 | Up to 4 units in a rowhouse form. Three stories, 60% lot occupancy. Best missing-middle zone. | 3 stories / 40 ft | 60% lot occupancy / 0.9 FAR (1.08 with IZ) |
| RA-1 | Low-rise apartments, 3 stories / 40 ft. 0.9 FAR. Rowhouse-scale apartment buildings. | 3 stories / 40 ft | 40% lot occupancy / 0.9 FAR (1.08 with IZ) |
| RA-2 | Mid-rise apartments, 50 ft max. 1.8 FAR. The step up from rowhouse neighborhoods. | 50 ft | 60% lot occupancy / 1.8 FAR (2.16 with IZ) |
| RA-4 | High-density apartments, 65 ft / 3.6 FAR. Major apartment corridors like Connecticut Ave and Mass Ave. | 65 ft | 75% lot occupancy / 3.6 FAR (4.32 with IZ) |
| MU-4 | 50 ft, 2.5 FAR. Neighborhood commercial corridors. Ground-floor retail + apartments above. | 50 ft | 75% lot occupancy / 2.5 FAR (1.5 non-residential max) |
| MU-5-A | 65 ft, 4.0 FAR, residential-heavy. The step up for corridors with apartment demand. | 65 ft | 75% lot occupancy / 4.0 FAR (2.0 non-residential max) |
| MU-5-B | 65 ft, 4.0 FAR, commercial-heavy. Same height as MU-5-A but more commercial allowed. | 65 ft | 75-100% lot occupancy / 4.0 FAR (3.0 non-residential max) |
| MU-7 | 65 ft, 4.0 FAR. Metro-adjacent corridors. Balanced commercial/residential split. | 65 ft | 75% lot occupancy / 4.0 FAR (2.5 non-residential max) |
| MU-8 | 90 ft, 6.0 FAR. High-density mixed-use near Metro. Structured parking required. | 90 ft | 75-100% lot occupancy / 6.0 FAR (4.0 non-residential max) |
| MU-9 | 110 ft, 8.0 FAR. Near-downtown intensity. Major development sites only. | 110 ft | 100% lot occupancy / 8.0 FAR (6.0 non-residential max) |
| D-1-R | Downtown residential, 110 ft, 9.0 FAR. The densest residential-only zone in DC. | 110 ft | 80% lot occupancy / 9.0 FAR (10.8 with IZ) |
| D-5 | 90 ft, 6.0 FAR. Core downtown mixed-use. Office and apartment towers. | 90 ft | 100% lot occupancy / 6.0 FAR (5.0 non-residential max) |
| D-6 | 130 ft, 10.0 FAR. The Height Act maximum on commercial streets. DC's most intense zone. | 130 ft | 100% lot occupancy / 10.0 FAR (8.0 non-residential max) |
| PDR-1 | Light industrial, 40 ft max. Maker spaces, breweries, warehouses. No residential allowed. | 3 stories / 40 ft | 60% lot occupancy / 2.0 FAR |
| PDR-2 | Heavy industrial, 65 ft max. Manufacturing, large-scale distribution. Rare in DC. | 65 ft | 75% lot occupancy / 4.0 FAR |
Residential — House
3 districts in Washington
R-1-B
Residential House (Moderate)DC's most common single-family zone. Detached houses on moderate lots (minimum 4,000 SF). Covers Georgetown fringes, upper NW, and established neighborhoods across all quadrants.
What you can build
- ✓Detached single-family home
- ✓Accessory dwelling unit (ADU)
- ✓Home occupation
- ✗Duplexes, rowhouses, or apartments
- ✗Commercial or retail
- ✗Subdivision below 4,000 SF
Key numbers
- Height
- 3 stories / 40 ft
- Lot min
- 4,000 SF
- Width
- 40 ft
- Coverage
- 40% lot occupancy / 0.9 FAR (1.08 with IZ)
- Front
- Varies (prevailing on block)
- Side
- 8 ft each side
- Rear
- 25 ft
What this means in practice
40% lot occupancy on 5,000 SF = 2,000 SF footprint. Three stories gets you ~5,500 SF of living space. The 8-ft side yards eat into narrow lots fast — on a 50-ft-wide lot, your buildable width is only 34 ft. ADUs are now allowed by right after the 2016 code update. If you're evaluating R-1-B land for anything beyond a single home, you need a map amendment to RF or RA — check what the Comp Plan's Future Land Use Map says.
R-2
Residential House (Semi-Detached)Semi-detached single-family homes sharing one party wall. Common in Petworth, Brookland, and Brightwood. Same height as R-1-B but the shared wall means more efficient lot use.
What you can build
- ✓Semi-detached single-family home
- ✓Detached single-family home
- ✓Accessory dwelling unit
- ✗Rowhouses or apartments
- ✗Commercial
- ✗More than one dwelling unit (plus ADU)
Key numbers
- Height
- 3 stories / 40 ft
- Lot min
- 3,000 SF
- Width
- 30 ft
- Coverage
- 40% lot occupancy / 0.9 FAR (1.08 with IZ)
- Front
- Varies (prevailing on block)
- Side
- 8 ft (one side only for semi-detached)
- Rear
- 25 ft
What this means in practice
The play with R-2 is the party wall — you only need one 8-ft side yard instead of two. On a 30-ft-wide lot that gives you 22 ft of buildable width vs. 14 ft with two side yards. Teardown-and-rebuild math: 40% of 3,000 SF = 1,200 SF footprint, three stories = ~3,300 SF. If adjacent lots are also R-2, a pair of mirror-image semis is a proven DC product.
R-3
Residential House (Row)The rowhouse district. Two party walls, no side yards required. Covers the majority of Capitol Hill, Shaw, Logan Circle, U Street, H Street, and Petworth.
What you can build
- ✓Rowhouse (single-family)
- ✓Detached or semi-detached house
- ✓Accessory dwelling unit
- ✗Apartments or multifamily
- ✗Commercial
- ✗Conversion to flats (need RF zone)
Key numbers
- Height
- 3 stories / 40 ft
- Lot min
- 1,800 SF
- Width
- 18 ft
- Coverage
- 60% lot occupancy / 0.9 FAR (1.08 with IZ)
- Front
- Varies (prevailing on block)
- Side
- None required (row)
- Rear
- 20 ft
What this means in practice
60% lot occupancy is the key number — vs. 40% in R-1-B and R-2. On a typical 18x90 Capitol Hill lot (1,620 SF): 60% = 972 SF footprint, three stories = ~2,700 SF. The 20-ft rear yard eats into deep-lot potential. Pop-backs (rear additions) are the most common R-3 project — maximize that 60% envelope. If you want to convert to flats, you need RF zoning.
Residential — Flat
2 districts in Washington
RF-1
Residential Flat (Low)Permits rowhouses with up to two dwelling units (flats). This is the zone that allows the classic DC play: buy a rowhouse, convert to two units. Covers large swaths of Capitol Hill, Shaw, and Petworth.
What you can build
- ✓Single-family rowhouse
- ✓Two-unit flat (conversion or new)
- ✓Accessory dwelling unit
- ✗Three+ unit buildings
- ✗Apartments
- ✗Commercial
Key numbers
- Height
- 3 stories / 40 ft
- Lot min
- 1,800 SF
- Width
- 18 ft
- Coverage
- 60% lot occupancy / 0.9 FAR (1.08 with IZ)
- Front
- Varies (prevailing on block)
- Side
- None required (row)
- Rear
- 20 ft
What this means in practice
The classic DC investment play: buy a single-family rowhouse in RF-1, convert to two flats by right. No BZA, no special exception. A typical 18x90 lot yields two ~1,200 SF units. The 0.9 FAR on 1,620 SF = 1,458 SF of GFA — tight, but enough for two one-bed units. The IZ bonus bumps FAR to 1.08 (1,750 SF GFA) if you set aside affordable square footage, but at two units you're below the 10-unit IZ trigger.
RF-3
Residential Flat (High)The most permissive flat zone. Up to four units in rowhouse form. Found along transitional blocks between RF-1 neighborhoods and RA corridors.
What you can build
- ✓Single-family rowhouse
- ✓Two-unit flat
- ✓Three- or four-unit building (rowhouse form)
- ✓Accessory dwelling unit
- ✗Five+ unit buildings
- ✗Buildings not in rowhouse form
- ✗Commercial
Key numbers
- Height
- 3 stories / 40 ft
- Lot min
- 1,800 SF
- Width
- 18 ft
- Coverage
- 60% lot occupancy / 0.9 FAR (1.08 with IZ)
- Front
- Varies (prevailing on block)
- Side
- None required (row)
- Rear
- 20 ft
What this means in practice
Four units in a rowhouse shell is the sweet spot for small investors. On a 2,000 SF lot at 0.9 FAR = 1,800 SF GFA across three stories. Four studios at 450 SF each or two one-beds and two studios. The building must read as a rowhouse — no apartment-building massing. If your lot is wider than 24 ft, the unit mix gets much more flexible.
Residential — Apartment
3 districts in Washington
RA-1
Residential Apartment (Low)Low-density apartment zone that bridges the gap between rowhouse neighborhoods and denser corridors. Three stories, same height as RF zones, but allows apartment buildings with more units.
What you can build
- ✓Apartment building
- ✓Rowhouse or flat
- ✓Accessory dwelling unit
- ✓Community-based residential facility
- ✗Commercial or retail
- ✗Buildings above 40 ft
Key numbers
- Height
- 3 stories / 40 ft
- Lot min
- 4,000 SF
- Width
- 40 ft
- Coverage
- 40% lot occupancy / 0.9 FAR (1.08 with IZ)
- Front
- Varies (prevailing on block)
- Side
- 8 ft per side
- Rear
- 20 ft
What this means in practice
Don't confuse the name with high-density. RA-1 has the same 0.9 FAR as RF zones — the difference is you can build a freestanding apartment building, not just rowhouse form. The 40% lot occupancy and 8-ft side yards limit your footprint severely. On a 5,000 SF lot: 2,000 SF footprint, 4,500 SF GFA. That's maybe 5-6 units. Assemble multiple lots to make the math work.
RA-2
Residential Apartment (Moderate)Moderate-density apartments along the edges of commercial corridors. Four to five stories, 1.8 FAR — double the density of RA-1. Found in transitional areas around Columbia Heights, Woodley Park, and Adams Morgan fringes.
What you can build
- ✓Apartment building
- ✓Rowhouse or flat
- ✓Accessory dwelling unit
- ✓Community-based residential facility
- ✗Commercial or retail (residential only)
- ✗Buildings above 50 ft
Key numbers
- Height
- 50 ft
- Lot min
- 4,000 SF
- Width
- 40 ft
- Coverage
- 60% lot occupancy / 1.8 FAR (2.16 with IZ)
- Front
- Varies (prevailing on block)
- Side
- 8 ft per side
- Rear
- 20 ft
What this means in practice
The jump from RA-1 (0.9 FAR) to RA-2 (1.8 FAR) doubles your buildable area. On a 10,000 SF lot: 18,000 SF GFA = roughly 20-25 apartments. At 60% lot occupancy and 50 ft height, you're building a 4-story wood-frame over a concrete podium — the most cost-effective mid-rise construction type. IZ kicks in at 10+ units: set aside 8-10% of GFA at 60% MFI.
RA-4
Residential Apartment (High)High-density residential along DC's grand avenues. 65 ft and 3.6 FAR — the zone behind the large pre-war apartment buildings on Connecticut Ave NW and Massachusetts Ave.
What you can build
- ✓Large apartment building
- ✓Rowhouse or flat
- ✓Community-based residential facility
- ✓Embassy or chancery
- ✗Commercial or retail
- ✗Buildings above 65 ft
Key numbers
- Height
- 65 ft
- Lot min
- None specified
- Width
- None specified
- Coverage
- 75% lot occupancy / 3.6 FAR (4.32 with IZ)
- Front
- Varies (prevailing on block)
- Side
- Side yard not required for row structures
- Rear
- 15 ft
What this means in practice
3.6 FAR is serious density for a residential-only zone. On a 10,000 SF lot: 36,000 SF GFA = 40-50 apartments. At 75% lot occupancy you get a 7,500 SF footprint — enough for double-loaded corridor design with 8-10 units per floor. Height Act constrains you to 65 ft, so you're building 5-6 stories. IZ is mandatory at this scale: 8-10% of residential GFA at 60% MFI, or higher set-asides for the density bonus.
Mixed Use
6 districts in Washington
MU-4
Mixed Use (Moderate)The workhorse neighborhood commercial zone. 50 ft max height, moderate density. Found along H Street NE, Barracks Row, Georgia Ave, and neighborhood main streets across the District.
What you can build
- ✓Ground-floor retail, restaurant, or service
- ✓Upper-floor apartments or office
- ✓Mixed-use building
- ✓Standalone residential or commercial
- ✗Drive-throughs
- ✗Auto-oriented uses (car wash, gas station)
- ✗Industrial
Key numbers
- Height
- 50 ft
- Lot min
- None specified
- Width
- None specified
- Coverage
- 75% lot occupancy / 2.5 FAR (1.5 non-residential max)
- Front
- None (build to property line)
- Side
- None required
- Rear
- 15 ft (residential), 12 ft (commercial)
What this means in practice
The 1.5 non-residential FAR cap is the constraint most developers miss. On a 5,000 SF lot with 2.5 total FAR: 12,500 SF GFA, but only 7,500 SF can be commercial. The standard MU-4 product: 14-ft ground-floor retail + three floors of apartments above. At 75% lot occupancy, a 5,000 SF lot yields a 3,750 SF footprint. Four stories at 3,750 SF = 15,000 SF gross, but FAR caps you at 12,500 SF usable. Design to the FAR, not the envelope.
MU-5-A
Mixed Use (Medium, Residential)Medium-density mixed-use with a residential emphasis. The "-A" suffix signals more residential FAR allowed. Found on corridors transitioning from neighborhood to urban scale — upper 14th Street, parts of H Street, Bladensburg Road.
What you can build
- ✓Mixed-use building
- ✓Apartment building
- ✓Ground-floor retail or restaurant
- ✓Office
- ✓Hotel
- ✗Drive-throughs
- ✗Auto-oriented uses
- ✗Industrial
Key numbers
- Height
- 65 ft
- Lot min
- None specified
- Width
- None specified
- Coverage
- 75% lot occupancy / 4.0 FAR (2.0 non-residential max)
- Front
- None (build to property line)
- Side
- None required
- Rear
- 15 ft (residential), 12 ft (commercial)
What this means in practice
4.0 FAR at 65 ft height means you're building 5-6 stories, and the building will be dense. On a 10,000 SF lot: 40,000 SF GFA. At 75% lot occupancy and 6 stories, your gross building is 45,000 SF — FAR limits you to 40,000 SF usable. That's ~45 apartments over ground-floor retail. The 2.0 non-residential cap means half the building must be residential. This is where wood-frame-over-podium construction hits its sweet spot.
MU-5-B
Mixed Use (Medium, Commercial)Same height and total FAR as MU-5-A, but the commercial FAR cap is higher. Found on more intensely commercial corridors — parts of Wisconsin Ave NW, Connecticut Ave commercial nodes.
What you can build
- ✓Office building
- ✓Mixed-use building
- ✓Retail and restaurant
- ✓Hotel
- ✓Apartment building
- ✗Drive-throughs
- ✗Auto-oriented uses
- ✗Industrial
Key numbers
- Height
- 65 ft
- Lot min
- None specified
- Width
- None specified
- Coverage
- 75-100% lot occupancy / 4.0 FAR (3.0 non-residential max)
- Front
- None (build to property line)
- Side
- None required
- Rear
- 12 ft
What this means in practice
The difference from MU-5-A: you can put 3.0 FAR into commercial vs. 2.0. On a 10,000 SF lot that's 30,000 SF of office or retail instead of 20,000 SF. If you're building a commercial-dominant project (office over retail), MU-5-B is more valuable than MU-5-A. For apartment-dominant projects, they pencil the same.
MU-7
Mixed Use (Medium-High)Medium-high density mixed-use mapped around several Metro station areas like Columbia Heights, Tenleytown, and Van Ness. Similar development standards to MU-5 but typically found in higher-traffic transit nodes.
What you can build
- ✓Mixed-use building
- ✓Apartment building
- ✓Office building
- ✓Retail and restaurant
- ✓Hotel
- ✗Drive-throughs
- ✗Auto-oriented uses
- ✗Industrial
Key numbers
- Height
- 65 ft
- Lot min
- None specified
- Width
- None specified
- Coverage
- 75% lot occupancy / 4.0 FAR (2.5 non-residential max)
- Front
- None (build to property line)
- Side
- None required
- Rear
- 15 ft
What this means in practice
MU-7 sites near Metro stations command a transit premium. The 4.0 FAR at 65 ft yields the same building envelope as MU-5, but the location drives higher rents. If you can assemble 15,000+ SF near a Metro entrance, you're looking at 60,000 SF GFA — a 60-70 unit apartment building with ground-floor retail. Parking ratios can be reduced near Metro, which significantly improves project economics.
MU-8
Mixed Use (High)High-density mixed-use for DC's most active commercial corridors and transit nodes. 90 ft and 6.0 FAR — the highest-intensity MU zone before downtown. Found at Columbia Heights Metro, NoMa, and parts of the waterfront.
What you can build
- ✓Large mixed-use buildings
- ✓Apartment buildings
- ✓Office buildings
- ✓Hotels
- ✓Retail and entertainment
- ✗Drive-throughs
- ✗Auto-oriented uses
- ✗Industrial
Key numbers
- Height
- 90 ft
- Lot min
- None specified
- Width
- None specified
- Coverage
- 75-100% lot occupancy / 6.0 FAR (4.0 non-residential max)
- Front
- None (build to property line)
- Side
- None required
- Rear
- 15 ft (residential), 12 ft (commercial)
What this means in practice
6.0 FAR at 90 ft means you're building 8-9 stories with structured parking. On a 20,000 SF lot: 120,000 SF GFA = 130-150 apartments plus 10,000-15,000 SF retail. This is steel or concrete construction — wood frame maxes out at ~75 ft. Budget $250-350/SF hard costs. The 90-ft height means you're near the Height Act's residential street cap, so check your street classification carefully.
MU-9
Mixed Use (High-Density)Near-downtown mixed-use intensity. 110 ft and 8.0 FAR on DC's highest-value corridors outside downtown proper. Found in NoMa, the Wharf, Capitol Riverfront, and major development nodes.
What you can build
- ✓Large mixed-use towers
- ✓Apartment buildings
- ✓Class A office
- ✓Hotels
- ✓Retail, restaurant, entertainment
- ✗Drive-throughs
- ✗Auto-oriented uses
- ✗Industrial
Key numbers
- Height
- 110 ft
- Lot min
- None specified
- Width
- None specified
- Coverage
- 100% lot occupancy / 8.0 FAR (6.0 non-residential max)
- Front
- None (build to property line)
- Side
- None required
- Rear
- 12 ft
What this means in practice
8.0 FAR at 110 ft is where DC development gets capital-intensive. On a 30,000 SF lot: 240,000 SF GFA. That's a 250-300 unit apartment tower with 20,000 SF of retail, or 150,000 SF of Class A office over retail. Below-grade parking is standard at this density — budget $40,000-60,000 per structured space. The Height Act still governs: verify your street width supports 110 ft (commercial street = width + 20 ft, max 130 ft).
Downtown
3 districts in Washington
D-1-R
Downtown ResidentialHigh-density residential in the downtown core. 9.0 FAR and 110 ft height — designed for apartment towers in and around the central business district.
What you can build
- ✓Apartment towers
- ✓Hotels
- ✓Community-based residential
- ✓Ground-floor retail (limited)
- ✗Large-scale office
- ✗Industrial
- ✗Auto-oriented uses
Key numbers
- Height
- 110 ft
- Lot min
- None specified
- Width
- None specified
- Coverage
- 80% lot occupancy / 9.0 FAR (10.8 with IZ)
- Front
- None
- Side
- None required
- Rear
- 12 ft
What this means in practice
9.0 FAR is extraordinary for a residential zone. On a 15,000 SF lot: 135,000 SF GFA = 150-180 apartments. Below-grade parking, steel or concrete frame, 10+ stories. The IZ bonus pushes FAR to 10.8 — an extra 27,000 SF on that same lot. At downtown rents ($3.00+/SF/month), the IZ set-aside pencils easily. This is institutional-grade development.
D-5
Downtown (Medium-High)Downtown mixed-use at medium-high density. Covers portions of the downtown core between the most intense D-6/D-7 areas and the downtown edges.
What you can build
- ✓Office buildings
- ✓Apartment buildings
- ✓Hotels
- ✓Retail and restaurant
- ✓Mixed-use towers
- ✗Industrial
- ✗Auto-oriented uses
- ✗Drive-throughs
Key numbers
- Height
- 90 ft
- Lot min
- None specified
- Width
- None specified
- Coverage
- 100% lot occupancy / 6.0 FAR (5.0 non-residential max)
- Front
- None
- Side
- None required
- Rear
- None required (lot-line-to-lot-line)
What this means in practice
100% lot occupancy with no setbacks means you build wall-to-wall. On a 10,000 SF downtown lot at 6.0 FAR: 60,000 SF GFA. That's a 7-8 story building at full lot coverage. Below-grade parking only. If you're comparing D-5 to MU-8 (also 90 ft, 6.0 FAR), the difference is D-5 allows 100% lot occupancy and no rear yard — significantly more efficient site use.
D-6
Downtown (High)Maximum-intensity downtown. 130 ft — the Height Act cap on commercial streets — and 10.0 FAR. The K Street corridor, parts of the Golden Triangle, and the core CBD. This is where DC's tallest matter-of-right buildings go.
What you can build
- ✓Class A office towers
- ✓Apartment towers
- ✓Hotels
- ✓Retail and entertainment
- ✓Mixed-use towers
- ✗Industrial
- ✗Auto-oriented uses
Key numbers
- Height
- 130 ft
- Lot min
- None specified
- Width
- None specified
- Coverage
- 100% lot occupancy / 10.0 FAR (8.0 non-residential max)
- Front
- None
- Side
- None required
- Rear
- None required
What this means in practice
This is the ceiling. 130 ft is the federal Height Act maximum on commercial streets — no PUD, no variance, no bonus gets you higher. 10.0 FAR on a 20,000 SF lot = 200,000 SF. That's a 10-12 story building at full lot coverage. D-6 land trades at the highest per-SF values in the District outside of special-purpose zones. The IZ bonus pushes FAR to 12.0 — an extra 40,000 SF of residential on that lot.
Production & Repair
2 districts in Washington
PDR-1
Production, Distribution, Repair (Low)DC's light industrial zone for production, distribution, and repair uses. Found in Ivy City, Eckington industrial areas, and along rail corridors. Protected from residential conversion to preserve industrial job base.
What you can build
- ✓Light manufacturing and production
- ✓Warehousing and distribution
- ✓Brewery, distillery, or food production
- ✓Maker space or artisan workshop
- ✓Auto repair
- ✗Residential (any type)
- ✗Retail (standalone)
- ✗Office (standalone above ground floor)
Key numbers
- Height
- 3 stories / 40 ft
- Lot min
- None specified
- Width
- None specified
- Coverage
- 60% lot occupancy / 2.0 FAR
- Front
- None
- Side
- None required
- Rear
- 12 ft
What this means in practice
PDR zones are DC's explicit industrial preservation policy — residential is prohibited. But PDR-1 sites near developing neighborhoods (Ivy City, Union Market area) are prime map-amendment targets. Rezoning PDR to MU-5 or MU-8 is where the real money is — land values can 5-10x overnight. Check the Comp Plan FLUM designation: if it says mixed-use, the political path to rezoning exists. If it says production, you're staying industrial.
PDR-2
Production, Distribution, Repair (High)DC's heavy industrial zone. Larger-scale production, distribution centers, and industrial operations. Very limited geography — portions of Buzzard Point, New York Ave corridor, and Anacostia waterfront industrial areas.
What you can build
- ✓Heavy manufacturing and processing
- ✓Large-scale warehousing
- ✓Truck terminals and distribution
- ✓Utility facilities
- ✓Contractor yards
- ✗Residential
- ✗Retail or restaurants
- ✗Hotels
Key numbers
- Height
- 65 ft
- Lot min
- None specified
- Width
- None specified
- Coverage
- 75% lot occupancy / 4.0 FAR
- Front
- None
- Side
- None required
- Rear
- 12 ft
What this means in practice
PDR-2 land is scarce and getting scarcer as DC rezones industrial areas for mixed-use development. Buzzard Point's transformation from PDR to a stadium district is the template. If you control PDR-2 land near the waterfront or a transit node, the long-term rezoning play is the highest-upside bet in DC — but it requires a Zoning Commission map amendment and can take 2-4 years.
Development Bonus Program
DC has three main density bonus mechanisms. First, Inclusionary Zoning (IZ): projects with 10+ units must set aside 8-10% of residential GFA at 50-80% MFI, in exchange for a 20% FAR bonus. IZ is mandatory — not optional — and the affordable units must be comparable in size and finish to market-rate units. Second, Planned Unit Development (PUD): negotiate with the Zoning Commission for height, density, and use flexibility beyond matter-of-right in exchange for community benefits (affordable housing, parks, infrastructure). PUDs require 45-day ANC notice, public hearings, and typically take 12-18 months. The benefit package is negotiated, not formulaic — engage the ANC early. Third, IZ+ applies in areas that were upzoned in ZR16, requiring additional affordable set-asides on a sliding scale up to 20% of residential GFA. The IZ bonus almost always pencils at current DC rents. PUDs are a different calculus — the extra density must justify the time, cost, and community negotiation.
Overlay Districts
Height Act of 1910
Federal law — not a DC overlay, but the single most important constraint on every project. Buildings cannot exceed 90 ft on residential streets or 130 ft on commercial streets (street width + 20 ft, max 130 ft). Measured to the roof, not the parapet. No variances, no bonuses, no PUD workaround. The Height Act is why DC has no skyscrapers and why FAR, not height, is usually the binding constraint. Spires, towers, and penthouses have limited exceptions but are heavily regulated by NCPC.
Capitol Interest Overlay
Applies near the U.S. Capitol to protect views and approaches. Additional height restrictions and design review by the National Capital Planning Commission (NCPC). If your project is within the Capitol Interest area, expect NCPC review on top of DC zoning — add 2-4 months to your timeline.
Historic Preservation (SHPO/HPRB)
Over 700 individual landmarks and 50+ historic districts including Georgetown, Dupont Circle, Capitol Hill, Logan Circle, Shaw, U Street, and Kalorama. Historic Preservation Review Board (HPRB) must approve exterior alterations, new construction, and demolition. Budget 3-6 months for HPRB review. In historic districts, the streetscape rhythm (height, setback, materials) will constrain your design more than zoning does.
Neighborhood Conservation Areas
Mapped areas where new construction and significant alterations require additional design review. Less restrictive than full historic districts but still add review time and design constraints. Check the DCOZ map for NC area boundaries before site selection.
Flood Zone (FEMA)
FEMA flood zones along the Anacostia and Potomac rivers, and Rock Creek. Base flood elevation determines first-floor height and affects parking design. Waterfront sites in the Capitol Riverfront, Buzzard Point, and portions of Georgetown fall in flood zones. Check FEMA FIRM panels early — flood mitigation adds 5-15% to construction costs.
Large Tract Review
Projects on sites over 50,000 SF (or over 200 new residential units) trigger Large Tract Review by the Office of Planning. Adds 30-60 days to the entitlement timeline. OP reviews transportation, parks, schools, and infrastructure impacts. Not discretionary — if you're above the threshold, you must go through it.
Frequently Asked Questions
How do I check zoning for a specific property in DC?
Use the interactive zoning map at maps.dcoz.dc.gov — enter an address to see the zone, overlays, and any special purpose designations. Cross-reference with the Comp Plan's Future Land Use Map (FLUM) at plandc.dc.gov to understand the long-term planning vision for the site.
How does the Height Act work?
The Height of Buildings Act of 1910 is federal law, not DC zoning. It caps buildings at the width of the adjacent street plus 20 ft, up to 90 ft on residential streets and 130 ft on commercial streets. Measured to the roof. No exceptions through DC zoning — the Zoning Commission cannot grant height above the Act's limits. Penthouses are allowed above the roof but are separately regulated and cannot be occupied as habitable space (with narrow exceptions for mechanical and common areas).
What triggers Inclusionary Zoning (IZ)?
Any new residential project with 10 or more units must set aside 8-10% of residential GFA as affordable units at 50-80% MFI. In exchange, you get a 20% FAR bonus. The affordable units must be distributed across unit types and comparable in finish to market-rate. IZ is mandatory — you cannot opt out. The set-aside percentages and income levels are set by DHCD and updated annually.
What is a PUD and when should I pursue one?
A Planned Unit Development lets you negotiate beyond matter-of-right zoning in exchange for community benefits. Pursue a PUD when: the matter-of-right envelope doesn't pencil, you need a use not permitted by right, or you want to consolidate parcels across zone boundaries. Timeline: 12-18 months from filing to approval. Cost: $100K-300K in legal, architecture, and community engagement. The Zoning Commission approves PUDs — file through DCOZ. Engage the ANC 45+ days before filing.
What is the difference between MU-5-A and MU-5-B?
Same height (65 ft) and total FAR (4.0). The difference is the non-residential FAR cap: MU-5-A allows 2.0 FAR non-residential, MU-5-B allows 3.0. If your project is apartment-heavy, both zones work the same. If you need significant office or retail space, MU-5-B gives you 50% more commercial floor area.
Can I convert a rowhouse to apartments?
Depends on the zone. In RF-1, you can create up to 2 units by right. In RF-3, up to 4 units. In R-3, only one unit (plus ADU) is allowed — you'd need RF or RA zoning for a multi-unit conversion. The building must maintain rowhouse form in RF zones. Check for historic district restrictions — HPRB may require preserving the facade and limiting visible exterior changes.
How do historic districts affect development?
In a historic district, the HPRB must approve exterior alterations, new construction, and demolition before you get a building permit. Expect 3-6 months for review. HPRB focuses on streetscape compatibility: height, setback, materials, fenestration rhythm. Interior work is not regulated. Demolition is extremely difficult to get approved — plan for adaptive reuse or additions. Over 50 historic districts cover much of the most valuable land in DC.
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Permitted uses, setbacks, density, buildable area, overlays, and nearby development activity — for a specific parcel, not just the district.