RA-5RA-5 / Residential Apartment, Very High Density
Washington, DC · Title 11 DCMR (2016 Zoning Regulations)
The RA-5 zone allows very high-density apartment development, found near the most transit-accessible locations in DC. Inclusionary Zoning is mandatory, and a PUD can unlock heights approaching the Heights Act maximum for the street. See the development standards for height and FAR.
Development standards in RA-5
Maximum FAR
5
Maximum height
90 ft
Maximum lot coverage
75%
Minimum lot size
1800 sq ft
Side setback
4 ft
Rear setback
12 ft
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-5
AllowedSingle-family dwelling (detached, semi-detached, or row) Principal dwelling; building type per use group. Subtitle U §201.1(a) via §301.1(a)/§401.1(a).
AllowedResidential flat Up to 2 principal dwelling units. Subtitle U §301.1(b) via §401.1(a).
AllowedHotel in existence as of May 16, 1980 Matter-of-right; gross floor area and function/exhibit/commercial-adjunct area may not be increased (may be repaired, renovated, remodeled, or structurally altered). Subtitle U §401.1(d)(2).
AllowedAccessory dwelling (in an existing accessory building) Conditions on access and a pre-2013 accessory building. Subtitle U §301.1(c) via §401.1(a).
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.
AllowedContinuing care retirement community Subtitle U §401.1(d)(3).
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).
ConditionalParking garage (principal use) Permitted in RA-5 by special exception: a principal-use parking garage on a lot other than an alley lot, subject to Subtitle C, Chapter 23. 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).
AllowedChancery Matter-of-right in RA-5 (a chancery is a permitted use in RA-4 and RA-5 zones), subject to BZA disapproval review under Subtitle X, Chapter 2. Subtitle U §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 (RA zones), RA-5
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.