Washington, DC · Title 11 DCMR (2016 Zoning Regulations)
RA-1 is DC's lowest-density apartment zone. Permitted as-of-right: low-rise residential buildings, home occupations, and limited accessory uses. New multi-family construction requires BZA special exception review (Subtitle U SS 421). Height limit: 40 ft / 3 stories. FAR: 0.9. Lot coverage: 60%. Source: DC Zoning Regulations Subtitle F Ch. 3; Subtitle G Table 403.1 (RA-1 row). Last verified: 2026-05-09. Note: certain grandfathered, site-specific uses may apply to individual parcels (for example, a chancery in existence on September 22, 1978 under Subtitle U §202(f), or a multiple dwelling on specific squares in existence as of December 14, 2015 under §301.1(l)). These depend on parcel-specific facts; verify with the DC Office of Zoning.
Development standards in RA-1
Maximum FAR
0.9
Maximum height
40 ft
Maximum stories
3
Maximum lot coverage
40%
Minimum lot size
1800 sq ft
Side setback
8 ft
Rear setback
20 ft
By-right FAR varies by building type: All Other Buildings & Structures 0.9
Federal Heights Act (1910) limits apply: 90 ft on residential streets, 110 ft on commercial streets, 130 ft on Pennsylvania Avenue. These federal limits cannot be exceeded by any local zoning approval or PUD.
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 RA-1
AllowedSingle-family dwelling (detached, semi-detached, or row) Matter-of-right, including row dwellings. Subtitle U §401.1(a) permits any use allowed in the RF zones under §301, except corner stores and accessory apartments. S125: corrected after ZC Order 25-08 (73 DCR, July 10, 2026) -- row dwellings previously required BZA special exception.
AllowedResidential flat Matter-of-right. Subtitle U §401.1(a) permits any use allowed in the RF zones under §301; §421.1 no longer sends flats to the Board. S125: corrected after ZC Order 25-08 (73 DCR, July 10, 2026).
ConditionalMultiple dwelling (apartment house) Matter-of-right when limited to no more than six dwelling units (Subtitle U §401.2(a)). A multiple dwelling of more than six units existing before ZC Order 25-08 may expand or reduce structurally and alter unit counts as a matter of right (§401.2(b)). All other multiple dwelling developments go to the Board as special exceptions (§401.2(c), §421.1(a)). S125: corrected after ZC Order 25-08 (73 DCR, July 10, 2026).
Not AllowedHotel in existence as of May 16, 1980 Excluded from matter-of-right in RA-1/RA-6 (§401.1(d) applies except in the RA-1 and RA-6 zones).
ConditionalAccessory dwelling (in an existing accessory building) May require BZA special exception as new residential development in RA-1/RA-6. Subtitle U §301.1(c) + §421.
AllowedBoarding house (up to 8 persons) Stays of 90+ days; no in-unit cooking. Subtitle U §301.1(h).
AllowedHome occupation Accessory; resident-operated, up to 4 clients/day. Subtitle U §410.1(e)/§251.
ConditionalContinuing care retirement community Special exception in RA-1/RA-6. Subtitle U §420.1(i).
ConditionalEmergency shelter Up to 4 persons matter-of-right (§202(h)); 5–25 persons by special exception (§203(i)/§420.1(f)).
ConditionalHealth care facility / medical clinic Up to 6 persons matter-of-right (§202(j)/§301.1(k)); 9–300 by special exception (§203(j)).
ConditionalChild, elderly, or daytime-care center Smaller facilities matter-of-right (§202(g)/§401.1(c),(f)/§301.1(n)); larger by special exception (§203(h)).
ConditionalReligious or institutional group residence and uses Up to 15 persons matter-of-right (§201.1(b)/§202(k)); over 15 by special exception (§203(c),(p)).
AllowedCommunity or recreation center, park, playground, or pool Conditions on lighting and parking. Subtitle U §202(m)/§401.1(e).
AllowedPublic education building or public school (including collocation) Subtitle U §202(n),(o).
ConditionalPrivate school (with staff residences) Subtitle U §203(m).
AllowedGovernment (local) use or mass transit facility Subtitle U §202(i),(r).
AllowedReuse of a former DC public school building Per §252 conditions. Subtitle U §202(s)/§252.
AllowedPrivate club with sleeping accommodations Subtitle U §401.1(b).
ConditionalArt gallery or museum Board of Zoning Adjustment conditions. Subtitle U §420.1(b).
ConditionalPerforming arts / live theater (existing theater) Subtitle U §203(l).
ConditionalCommunity service center Subtitle U §320.1(b).
ConditionalCommercial or nonresidential adjunct (in a hotel or apartment house) Hotel under 100 rooms, or apartment-house adjunct. Subtitle U §420.1(d),(g).
AllowedAgricultural use (large or residential, excluding private stable) Subtitle U §202(c),(d).
ConditionalPrivate stable Accessory use. Subtitle U §203(n).
AllowedCommunity solar facility Roof array matter-of-right; ground array has conditions (larger = special exception §203(f)). Subtitle U §201.1(c).
AllowedCar-sharing spaces (up to 2, unimproved lot) Subtitle U §202(e).
AllowedPrivate garage (principal use, up to 2 cars) Subtitle U §202(l).
ConditionalParking (principal or off-site accessory) Subtitle U §203(k).
Not AllowedParking garage (principal use) A principal-use parking garage (on a lot other than an alley lot) is permitted only in RA-5, by special exception; not permitted in other RA zones. Subtitle U §420.1(h).
ConditionalUtility use Subtitle U §202/§203(q).
AllowedTemporary use (construction office; fair, circus, or carnival) Time-limited. Subtitle U §202(p),(q).
ConditionalChancery Special exception in most RA zones (§203(b)); matter-of-right in RA-4/RA-5 (§401.2).
Not AllowedCorner store Not permitted in RA zones. Subtitle U §401.1(a) (excluded) / §420.1(c).
Not AllowedDrive-through accessory to any use Not permitted. Subtitle U §420.1(e).
"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 F (Residential Apartment zones), RA-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.