Washington, DC · Title 11 DCMR (2016 Zoning Regulations)
The D-1 zone is a downtown residential zone allowing multi-family residential buildings at heights governed by the Federal Heights Act (110 ft on commercial streets, 90 ft on residential streets). DC's downtown zones are unique in the US because the federal Heights Act creates a flat, low-rise skyline unlike any other American city. IZ mandatory. High-value residential market with very constrained supply.
Development standards in D-1
Maximum FAR
2
Maximum height
90 ft
Maximum lot coverage
100%
By-right FAR varies by building type: Residential 2
Federal Heights Act is the binding constraint. Pennsylvania Ave: 130 ft. Other commercial: 110 ft. Residential streets: 90 ft. No local approval can exceed these limits.
Development standards for this market are not yet checked against a committed copy of the ordinance. Use the ordinance link below as the authoritative source.
Permitted uses in D-1
AllowedResidential – Multiple dwelling Permitted as matter-of-right in all D zones; density and FAR governed by zone-specific Chapter 5 regulations. Subtitle I §302.1; MU-Use Group F §515.1(a).
AllowedShort-Term Rental (STR) STR is matter-of-right per Subtitle U §250.1(f). DC STR law (D.C. Law 22-307) requires host to be a DC primary resident and to hold a valid STR license. Owner-occupied and unhosted rentals are both permitted. Verify at: https://dcra.dc.gov/str
AllowedLodging (Hotel/Hostel) Permitted as matter-of-right in D zones (except D-1-R where lodging is prohibited per §304.1(a)). MU-Use Group F §515.1(a); Subtitle I §302.1.
AllowedCommunity Residence Facility Permitted as matter-of-right under MU-Use Group F §515.1(e). Subtitle I §302.1.
AllowedEating and Drinking Establishments (Restaurant, Bar, Cafe) Permitted without restriction as matter-of-right in D-3 through D-8 zones. MU-Use Group F §515.1(f). In D-1-R and D-2, eating and drinking establishments require special exception and must be on or below ground floor per §303.1(b).
AllowedOffice (including Chancery) Permitted as matter-of-right in D-3 through D-8. Office use is prohibited in the D-1-R zone per §304.1(b). MU-Use Group F §515.1(a); Subtitle I §302.1.
AllowedRetail (general) Permitted as matter-of-right under MU-Use Group F §515.1(a). Large format retail (50,000+ sq ft single tenant) requires special exception per §303.1(g).
ConditionalLarge Format Retail (50,000+ sq ft) Requires special exception approval by Board of Zoning Adjustment. Subject to design, parking, and traffic conditions per §303.1(g).
AllowedService – General (dry cleaning, personal services, etc.) Permitted as matter-of-right under MU-Use Group F §515.1(a). Laundry/dry cleaning limited to 5,000 sq ft as matter-of-right; larger requires special exception §516.1(e).
AllowedFinancial Services (bank, loan office, travel agency) Permitted as matter-of-right in all D zones except D-1-R and D-2. Not more than 25% of ground floor area may be devoted to banks, loan offices, financial institutions, travel agencies, or ticket offices. §302.2(a).
AllowedMedical Care (clinic, doctor office, urgent care) Permitted as matter-of-right under MU-Use Group F §515.1(j). Health Care Facility of any size is matter-of-right in D zones. Subtitle I §302.1.
AllowedFirearms Sales Permitted as matter-of-right in all D zones except D-1-R (prohibited per §304.1(c)). Subject to conditions of Subtitle U §512.1(f). §302.2(b).
ConditionalPet Grooming Establishment Special exception per Subtitle I §303(a).
ConditionalVeterinary Office or Hospital Special exception per Subtitle I §303(i).
AllowedMotor Vehicle Sales and Service (no fuel/repair) Permitted as matter-of-right in all D zones except D-1-R and D-2, provided use does not include fuel sales or vehicle repair/service (except as incidental). §302.2(d).
AllowedMotorcycle Sales and Repair Permitted as matter-of-right in all D zones except D-1-R, D-2, and D-4. In D-4, motorcycle sales/repair requires special exception per §303.1(e). §302.2(e).
AllowedMassage Establishment (principal use) Permitted as matter-of-right in all D zones except D-1-R and D-2, provided no portion is within 200 ft of an R, RF, or RA zone. §302.2(c).
AllowedProduction, Distribution, and Repair (PDR) – Limited Permitted as matter-of-right in D zones except D-1-R and D-2. All aspects must be conducted within a fully enclosed building; use including storage limited to 10,000 sq ft; no rock quarrying. Existing D-3 PDR uses with valid CO are conforming but may not expand. §302.2(g).
AllowedPrinting, Lithographing, or Photoengraving Permitted as matter-of-right with no GFA limitation under MU-Use Group F §515.1(n). Subtitle I §302.1.
AllowedAmusement Enterprise Permitted as matter-of-right under MU-Use Group F §515.1(b). Subtitle I §302.1.
AllowedEntertainment, Assembly, and Performing Arts Permitted as matter-of-right under MU-Use Group F §515.1(a) (via MU-Use Group E §512.1(g)). Subtitle I §302.1.
AllowedArts, Design, and Creation (including artist live-work studio) Permitted as matter-of-right under MU-Use Group F §515.1(a) (via MU-Use Group E/D). Additional arts uses per Subtitle U §700 apply in D zones. Subtitle I §302.1.
AllowedGovernment and Institutional Uses Local government, general institutional, and religious institutional uses permitted as matter-of-right. Large scale government uses require special exception per §303.1(c). MU-Use Group F §515.1(a); Subtitle I §302.1.
AllowedCollege or University Permitted as matter-of-right under MU-Use Group F §515.1(c). Includes hospital, dormitory, fraternity, or sorority on campus. Subtitle I §302.1.
AllowedPrivate Education (schools) Permitted as matter-of-right under MU-Use Group F §515.1(a) (via MU-Use Group E §512.1(f)). Subtitle I §302.1.
AllowedEmergency Shelter Permitted as matter-of-right under MU-Use Group F §515.1(h). Subtitle I §302.1.
AllowedParks and Recreation Permitted as matter-of-right under MU-Use Group F §515.1(a). Subtitle I §302.1.
AllowedParking Facility Vehicle parking spaces not required in D zones other than areas west of centerline of 20th Street NW. Parking facilities permitted matter-of-right if providing short-term or residential parking; all-day commuter parking requires BZA variance. Subtitle I §212.
Not AllowedMarine Uses Prohibited in all D zones as matter-of-right or special exception. §304.3(a).
Not AllowedWaste-Related Services Prohibited in all D zones as matter-of-right or special exception. §304.3(b).
ConditionalSexually-Oriented Business Establishment Not permitted in D-1-R zone per §304.1(d). In other D zones, requires special exception. Must be 600 ft from R/RF/RA zone or education use; 300 ft from another SOB; no exterior display. §303.1(h).
"Conditional" means the use generally requires a public hearing or special-exception approval — a very different timeline and risk profile from a by-right permit.
This is the zone. What about the parcel?
Zone rules are the starting point — the answer for a specific property also depends on lot
size, overlays, existing improvements and site conditions. Run a free address lookup to see
what applies to one property.
Standards as recorded by ZoneScore: 11 DCMR Subtitle I (Downtown zones), D-1
Development standards are derived from the DC Office of Zoning's published development-standards table and checked against Title 11 DCMR; use permissions follow Subtitle U.