Washington, DC · Title 11 DCMR (2016 Zoning Regulations)
The RF-5 zone allows higher-density residential flat buildings and represents the densest of the RF zones. Inclusionary Zoning is mandatory for projects with 10 or more units. Found in mixed neighborhoods near commercial corridors, where ground-floor uses may be permitted by special exception. See the development standards for height and FAR.
Development standards in RF-5
Maximum FAR
1.8
Maximum height
50 ft
Maximum stories
4
Maximum lot coverage
60%
Minimum lot size
4000 sq ft
Minimum lot width
40 ft
Rear setback
20 ft
By-right FAR varies by building type: All Other Buildings & Structures 1.8
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 RF-5
AllowedResidential flats Maximum of 2 principal dwelling units in RF-1; Subtitle U §301.1(b)
AllowedBoarding house Subject to conditions: no more than 8 total persons on premises; no transient guests (stays under 90 days); no signage displayed; no advertisement as hotel/motel/inn/hostel/B&B/etc.; no cooking facilities in individual units; Subtitle U §301.1(h)
AllowedCorner store Subject to matter-of-right conditions of Subtitle U § 254; Subtitle U §301.1(j)
AllowedUses permitted within a District of Columbia former public school building Subject to matter-of-right conditions of Subtitle U § 252; Subtitle U §301.1(k)
AllowedMedical care uses Subtitle U §301.1(l)
AllowedMultiple dwelling in Squares 2580, 2581, 2582, 2583, 2584, 2586W, 2587, or 2589 Only for multiple dwellings in existence as of December 14, 2015 with a valid certificate of occupancy, or with a complete building permit application accepted by DCRA prior to December 14, 2015; shall not be expanded in gross floor area, lot occupancy, number of stories, building height, penthouse height, or number of units; may be repaired, renovated, remodeled, or structurally altered; Subtitle U §301.1(m)
ConditionalCommunity service center Must not be objectionable to neighbors, must be reasonably necessary or convenient to neighborhood, must be non-profit with no private inurement; Subtitle U §320.1(b)
ConditionalCorner store use not meeting matter-of-right conditions of Subtitle U § 254 Explicitly applies to RF-1, RF-2, and RF-3 zones; subject to special exception conditions of Subtitle U § 254.14; Subtitle U §320.1(d)
ConditionalParks and recreation uses not meeting conditions of Subtitle C, Chapter 16 Building height not to exceed 45 ft.; public recreation and community center may be permitted lot occupancy not to exceed 40% if approved by BZA per Subtitle C § 1610; Subtitle U §320.1(e)
AllowedAgricultural – large uses (excluding private stable) Private stable is excluded; Subtitle U §202.1(c)
AllowedAgricultural – residential uses (excluding private stable) Private stable is excluded; Subtitle U §202.1(d)
AllowedCar-sharing spaces on an unimproved lot No more than two (2) spaces permitted; Subtitle U §202.1(e)
AllowedChancery existing on September 22, 1978 Subject to conditions: limited to government that occupied on February 23, 1990; no additional structures; no expansion; reconstruction allowed if destroyed but limited to site as of February 23, 1990; reconstruction not subject to Subtitle C Chapter 2; Subtitle U §202.1(f)
AllowedChild development/elderly development center located in a District of Columbia public school or public recreation center operated by the District of Columbia Government Written permission required from Chancellor of DC Public Schools or Director of managing government agency; Subtitle U §202.1(g)
AllowedEmergency shelter Not more than four (4) persons, not including resident supervisors or staff and their families; Subtitle U §202.1(i) Up to 4 persons matter-of-right; 5-15 persons by special exception (Subtitle U §203.1(i)).
AllowedGovernment, local uses Subtitle U §202.1(j)
AllowedHealth care facility For not more than six (6) persons not including resident supervisors or staff and their families. May accommodate seven (7) to eight (8) persons provided no existing health care facility for seven (7) or more persons exists in the same square or within 1,000 ft. of the subject property; Subtitle U §202.1(k) Up to 6 persons matter-of-right; 9-300 persons by special exception (Subtitle U §203.1(j)).
AllowedInstitutional, religious-based uses Does not include rescue mission or temporary revival tents; Subtitle U §202.1(l)
AllowedPrivate garage, as a principal use Designed to house no more than two (2) motor vehicles, not exceeding 450 sq. ft., subject to Subtitle D Chapter 50; Subtitle U §202.1(m)
AllowedPublic recreation and community centers and public libraries Subtitle U §202.1(n).
AllowedPublic schools (including collocation) Subtitle U §202.1(o).
AllowedTemporary buildings for the construction industry Must be incidental to erection of buildings or other structures permitted by this section; Subtitle U §202.1(p)
AllowedTemporary use of premises by fairs, circuses, or carnivals Subject to Title 19 DCMR Chapter 13 (Amusements, Parks, and Recreation); Subtitle U §202.1(q)
AllowedMass transit facility Subtitle U §202.1(r). (Prior edition named this 'Transportation infrastructure' at §202.1(q).)
AllowedTwo (2) boarders within the principal dwelling Permitted as matter of right in all R zones; Subtitle U §250.1(a)
AllowedCar-sharing spaces (no more than two) Neither space may be devoted to required parking; permitted in all R zones; Subtitle U §250.1(b)
AllowedChild development home or elderly day care home Must be in caregiver's principal residence; max one sign (144 sq. in.); no stock in trade sold; max one non-resident employee; no non-domestic mechanical equipment; Subtitle U §250.1(c)
AllowedHome Occupation Subject to conditions of Subtitle U § 251; Subtitle U §250.1(d)
AllowedBusiness support and technology services Permitted as home occupation; subject to general HOP requirements in 251.2 and 251.3; Subtitle U §251.1(a)
AllowedChild development home (up to 6 individuals, 15 years of age or less) No more than two (2) non-resident persons engaged or employed; Subtitle U §251.1(b)(1)
AllowedExpanded child development home (7 to 9 individuals, 15 years of age or less) No more than 3 non-resident employees; minimum 35 sq. ft. floor area per individual; no more than 320 sq. ft. of dwelling floor area utilized; Subtitle U §251.1(b)(2)
ConditionalExpanded child development home (10 to 12 individuals, 15 years of age or less) Permitted by special exception by the Board of Zoning Adjustment under Subtitle X and 251.6; minimum 35 sq. ft. floor area per individual required; Subtitle U §251.1(b)(3)
AllowedCosmetologist, hair stylist, or barber Permitted as home occupation; subject to general HOP requirements; Subtitle U §251.1(c)
AllowedCottage food business Permitted as home occupation; subject to general HOP requirements; Subtitle U §251.1(d)
AllowedDressmaking, sewing, and tailoring Permitted as home occupation; subject to general HOP requirements; Subtitle U §251.1(e)
AllowedHome crafts, graphic arts, photography, and other fine arts occupations (home studio) No more than 60% of floor area of dwelling unit may be devoted to the studio; Subtitle U §251.1(f)
AllowedHome office of a businessperson, non-profit organization, sales person, or manufacturer's representative Dwelling shall not be used as a gathering point for workers on the way to another work site; Subtitle U §251.1(g)
AllowedHome office of a physician, dentist, or other health care or licensed medical professional No other medical or dental practice shall be on the site; Subtitle U §251.1(h)
AllowedHome office of a scientist, clergyman, inventor, academician, licensed health care professional (other than 251.1(h)), or other professional person Permitted as home occupation; subject to general HOP requirements; Subtitle U §251.1(i)
AllowedLodging (bed and breakfast) Dwelling must be owner-occupied as principal residence; not permitted in multiple dwelling building; breakfast only served to overnight guests; maximum 2 sleeping rooms by right (may be increased to 4 or 6 via special exception or historic landmark status per 251.6(b)); 1 parking space per 2 guest sleeping rooms required; no cooking facilities in rented rooms; Subtitle U §251.1(j)
ConditionalLodging (increased sleeping rooms – up to 4, or up to 6 in historic landmark/contributing historic district) Maximum sleeping rooms may be increased to 4, or to 6 for historic landmark or contributing historic district property, via special exception under 251.6(b); number reduced by 1 for each long-term boarder (30+ days); Subtitle U §251.1(j)(4)(A)
AllowedPractitioner performing and being paid for a service resulting in creation of a product A practitioner may perform and be paid for a service even if it results in the creation of a product; Subtitle U §251.1(k)
AllowedSales directly associated with home occupation (including yard sales, garage sales, home sales parties – up to 5 per 12-month period) Items sold must be directly associated with the home occupation; up to 5 yard/garage/home sales parties per 12-month period by right; no general retail sales or sales to customers without appointments; Subtitle U §251.1(l)
ConditionalSales directly associated with home occupation (6th sale in 12-month period) One additional sale (6th total) in a 12-month period may be permitted by the Board of Zoning Adjustment under 251.6; Subtitle U §251.1(l)(2)
AllowedTutoring and instruction (not more than 5 students at one time) Includes academic tutoring, dance, languages, culinary arts, musical instrument, and similar activities; maximum 5 students at any one time; Subtitle U §251.1(m)
AllowedHome occupation in an accessory apartment No more than 6 visitors or clients per day; no related sales; no lodging or overnight stays as part of the home occupation; Subtitle U §251.1(n)
Not AllowedAnimal sales, care, and boarding Explicitly prohibited as a home occupation under 251.5 except as explicitly permitted by 251.1; Subtitle U §251.5(a)
Not AllowedEntertainment, assembly, and performing arts Explicitly prohibited as a home occupation under 251.5 except as explicitly permitted by 251.1; Subtitle U §251.5(b)
Not AllowedFirearms sales Explicitly prohibited as a home occupation under 251.5; Subtitle U §251.5(c)
Not AllowedMotor vehicle sales, service, or repair Explicitly prohibited as a home occupation under 251.5; Subtitle U §251.5(d)
Not AllowedProduction, distribution, and repair Explicitly prohibited as a home occupation under 251.5; Subtitle U §251.5(e)
Not AllowedRetail sales Explicitly prohibited as a home occupation under 251.5; general retail sales or sales to customers without appointments not permitted; Subtitle U §251.5(f)
Not AllowedSexually-based business establishment Explicitly prohibited as a home occupation under 251.5; Subtitle U §251.5(g)
Not AllowedWaste-related services Explicitly prohibited as a home occupation under 251.5; Subtitle U §251.5(h)
AllowedAccessory apartment in principal dwelling Permitted as matter of right in R-1A. Minimum gross floor area of house must be 2,000 sq. ft. Accessory apartment unit may not exceed 35% of house GFA. Additional entrance, if created, shall not face a street.; Subtitle U §253.2, 253.7(a), 253.7(b), 253.7(c)
ConditionalBalcony or projecting windows for accessory apartment Inclusion of a balcony or projecting windows for the accessory apartment requires Board of Zoning Adjustment special exception approval.; Subtitle U §253.11
AllowedDwelling unit within an accessory building (ADU) Matter-of-right in an accessory building in existence on January 1, 2013, with permanent access and conditions; expansion only by special exception. Subtitle U §301.1(c).
AllowedCommunity Residence Facility Up to 6 persons matter-of-right; 7-8 with distance conditions; 9-15 persons by special exception (Subtitle U §320.1(c)). Subtitle U §301.1(i).
AllowedYouth Residential Care Home Up to 6 persons matter-of-right; 9-15 persons by special exception (Subtitle U §320.1(h)). Subtitle U §301.1(p).
AllowedChild/elderly development center in a former place of worship In a building built and continuously used as a place of worship. Subtitle U §301.1(n).
"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 E (RF zones), Chapters 4-5
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.