Anacostia Zoning Overview

Anacostia is a historic neighborhood in Ward 8 of Washington, DC, with a population of approximately 10,000–13,000 residents. Originally founded as Uniontown in 1854, it is one of the oldest neighborhoods in the District and is home to a rich African American history. Anacostia is a neighborhood of the District of Columbia — it does not have its own municipality or planning department.

All zoning in Anacostia is administered by the DC Office of Zoning (DCOZ):

• DCOZ: dcoz.dc.gov | (202) 671-3500
• Interactive Zoning Map: maps.dcoz.dc.gov/zr16
• DC Zoning Regulations (Title 11 DCMR): dcregs.dc.gov
• DC Zoning Handbook: handbook.dcoz.dc.gov
• Building Permits — DC Department of Buildings (DOB): dob.dc.gov | (202) 671-3500
  • Address: 1100 4th Street SW, Washington, DC 20024
• Advisory Neighborhood Commission: ANC 8A (Ward 8)

Zoning Districts

Anacostia's zoning falls under DC's 2016 Zoning Regulations (ZR16), codified in Title 11 of the DC Municipal Regulations (DCMR). The neighborhood contains the following primary zone types:

• R-3 — Residential (attached rowhouse). The predominant zone in the historic district core, reflecting the neighborhood's characteristic attached rowhouse fabric built primarily between the 1870s and 1940s.
• RF-1 — Residential Flat (rowhouse/flat zone). Permits single-family homes, two-family flats, and rowhouses. Front setbacks are often governed by the existing building line.
• RA-1 — Residential Apartment (low density). Permits small multi-family apartment buildings in portions of the neighborhood outside the historic rowhouse core.
• MU-4 — Mixed-Use (medium density). Applied along Martin Luther King Jr. Avenue SE, Anacostia's primary commercial corridor, allowing retail, office, and residential uses up to approximately 50 feet in height.

For the precise zone applicable to any specific address, use the DC interactive zoning map or contact DCOZ at (202) 671-3500.

Note on setbacks: Setback requirements in DC are complex and vary by zone, lot width, and building type. In rowhouse zones, front setbacks are often governed by the existing building line. For exact requirements for your property, contact DCOZ at (202) 671-3500 or consult Title 11 DCMR at dcregs.dc.gov.

Historic District Overlay

Anacostia contains the Anacostia Historic District, one of the oldest locally designated historic districts in Washington, DC:

• Designated: 1978 (expanded 2021)
• Period of Significance: 1854–1948
• Significance: The district encompasses the original Uniontown plat and the surrounding Victorian and early 20th-century rowhouse development that defines Anacostia's built environment.

Properties within the historic district require review by the DC State Historic Preservation Office (DCSHPO) and the Historic Preservation Review Board (HPRB) for exterior alterations, additions, and demolitions. Interior changes generally do not require historic review. Verify whether your property is within the historic district boundary using DC Open Data at opendata.dc.gov.

ADU Rules

DC permits accessory dwelling units (ADUs), referred to as "accessory apartments" in DC zoning regulations, in many residential zones under Title 11 DCMR. In Anacostia, accessory apartments may be permitted in RF-1 and RA zones subject to size limits and occupancy requirements. Properties within the Anacostia Historic District may need additional design review for exterior modifications associated with an ADU conversion. Contact DCOZ at (202) 671-3500 for zone-specific ADU rules.

Development Process

Development in Anacostia — as throughout Washington, DC — requires working with DC-level agencies:

1. Zoning Verification — Look up your property on the DC zoning map or contact DCOZ at (202) 671-3500 to confirm permitted uses and development standards
2. Historic Review (if applicable) — If your property is in the Anacostia Historic District, submit an application to DCSHPO/HPRB before exterior work
3. Building Permit — Apply through the DC Department of Buildings (DOB) at dob.dc.gov or in person at 1100 4th Street SW, Washington, DC 20024
4. Board of Zoning Adjustment (BZA) — For variances or special exceptions, apply to the BZA through DCOZ
5. Zoning Commission — Map amendments (rezonings) are heard by the DC Zoning Commission
6. Inspections and Certificate of Occupancy — Schedule inspections through DOB and obtain a Certificate of Occupancy before use

Key Considerations

• Use the DC zoning map to verify your property's zone before planning any project
• Anacostia's ANC 8A provides community input on zoning and development applications — attend ANC meetings for major projects
• The Anacostia Historic District (designated 1978, expanded 2021) imposes exterior review requirements — confirm your property's historic district status before beginning work
• The Frederick Douglass National Historic Site (Cedar Hill) is nearby and managed by the National Park Service
• Check for flood zones using FEMA's flood map service — portions of Anacostia near the river are subject to flooding
• DC Open Data at opendata.dc.gov provides parcel-level data, historic district boundaries, and permit history

Disclaimer: This guide provides general information about zoning in the Anacostia neighborhood of Washington, DC and should not be relied upon as legal advice. Zoning codes are subject to change. Always verify current regulations directly with the DC Office of Zoning (DCOZ) or the DC Zoning Regulations (Title 11 DCMR) before making development decisions.