Washington, DC · Title 11 DCMR (2016 Zoning Regulations)
The D-2 zone is DC's primary downtown mixed-use zone, allowing retail, office, hotel, and residential uses at the highest densities permitted by the Federal Heights Act. Found in Penn Quarter, Chinatown, and the central business district. Zero parking minimums. IZ mandatory. Historic tax credits widely applicable.
Figures marked official zoning GIS record come from the jurisdiction's own zoning map layer, not from the text of the code. That record is dated and linked above, and it is a summary of the ordinance rather than the ordinance itself — where a standard is banded or was recently amended, the code text governs. Figures citing a section are quoted from the code directly.
By-right FAR varies by building type: Non-Residential 3.5; Residential (IZ) 7.2; Residential 6
Federal Heights Act: 110 ft (commercial streets), 130 ft (Pennsylvania Ave). These are hard federal ceilings.
Read from District of Columbia Zoning Regulations of 2016 (Title 11 DCMR), effective through 2026-04-03. Amendments adopted after that date (most recent 2026-07-17) are not yet reflected.
How complete is this market? Across 134,966 parcels we answer 93.9% of the 6 questions this site is built to answer, each with a source you can check. The rest are shown as “not recorded” rather than filled in — we would rather be short than wrong.
Permitted uses in D-2
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.
ConditionalEating and Drinking Establishments (Restaurant, Bar, Cafe) Special exception, on or below the ground floor (Subtitle I §303(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).
ConditionalService – General (dry cleaning, personal services, etc.) General retail services require special exception, on or below the ground floor, in the D-2 zone (Subtitle I §303(h)).
Not AllowedFinancial Services (bank, loan office, travel agency) Not permitted in the D-2 zone (Subtitle I §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).
ConditionalMotor Vehicle Sales and Service (no fuel/repair) Not matter-of-right in the D-2 zone; special exception only (Subtitle I §302.2(d), §303(f)).
Not AllowedMotorcycle Sales and Repair Prohibited in the D-2 zone (Subtitle I §304.2(a)).
Not AllowedMassage Establishment (principal use) Not permitted in the D-2 zone (Subtitle I §302.2(c)).
Not AllowedProduction, Distribution, and Repair (PDR) – Limited Prohibited in the D-2 zone (Subtitle I §304.2(b)).
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.
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Standards as recorded by Zonescore: 11 DCMR Subtitle I (Downtown zones), D-2
Every development standard on this page shows where it came from. Figures cited to a section are quoted from Title 11 DCMR itself and verified word for word against the code text. Figures linked to an official zoning GIS record come from the DC Office of Zoning's own mapped zoning data, which is dated and re-queryable but is a summary of the code rather than the code — where a standard is banded or recently amended, the ordinance text governs. Anything we cannot source is shown as “not recorded” rather than filled in. Use permissions follow Subtitle U.