Foggy Bottom Zoning Overview

Foggy Bottom is an urban neighborhood in Ward 2 of Washington, DC, with a population of approximately 9,234 residents at a density of roughly 37,000 people per square mile. The neighborhood has a median age of approximately 25 years, reflecting the dominant presence of George Washington University (GWU) — whose main campus occupies a significant portion of the neighborhood under the SP-2 (Special Purpose) campus plan zone. Other major institutions include the U.S. Department of State, the Kennedy Center for the Performing Arts, the World Bank, the International Monetary Fund (IMF), and the Watergate complex. Foggy Bottom is a neighborhood of the District of Columbia — it does not have its own municipality or planning department.

All zoning in Foggy Bottom 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 2A (Ward 2)

Zoning Districts

Foggy Bottom'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:

• RA-4 — Residential Apartment (medium-high density). One of the primary residential zones in Foggy Bottom, permitting larger apartment buildings consistent with the neighborhood's very high density.
• RA-6 — Residential Apartment (high density). High-density zone permitting the largest apartment buildings. Found in portions of the neighborhood closest to major institutional and mixed-use areas.
• MU-21 — Mixed-Use (high density). Applied to portions of Foggy Bottom's commercial and mixed-use areas, permitting a broad range of retail, office, institutional, and residential uses.
• SP-2 — Special Purpose: George Washington University Campus Plan Zone. This zone governs the GWU main campus and is subject to an approved campus plan that sets out permitted uses, building heights, and development standards specifically for the university. Development within the SP-2 zone requires compliance with the GWU campus plan.
• MU-4 — Mixed-Use (medium density). Applied to portions of the commercial area, permitting retail, office, and residential uses up to approximately 50 feet.

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 and lot width. For exact requirements for your property, contact DCOZ at (202) 671-3500 or consult Title 11 DCMR at dcregs.dc.gov.

George Washington University Campus Plan Zone (SP-2)

George Washington University dominates the land use landscape of Foggy Bottom. The GWU main campus is zoned SP-2 (Special Purpose) and governed by an approved campus plan negotiated between GWU and the DC Zoning Commission. The campus plan sets out permitted uses, building heights, enrollment caps, and community benefits. Development proposals on GWU property must comply with the campus plan.

Owners and developers of properties adjacent to or near the GWU campus should be aware of the SP-2 zone boundaries and consult DCOZ to understand how campus plan provisions may affect adjacent parcels. Contact DCOZ at (202) 671-3500 for current information on the GWU campus plan.

Historic District Overlay

The George Washington University/Old West End Historic District was designated in October 2014. It covers portions of the Foggy Bottom neighborhood associated with GWU's campus development and the adjacent Old West End residential area. Properties within the district require review by the DC State Historic Preservation Office (DCSHPO) and the Historic Preservation Review Board (HPRB) for exterior alterations. Verify your property's historic district status 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 Foggy Bottom, accessory apartments may be permitted in RA zones subject to size limits and occupancy requirements. Note that much of Foggy Bottom is dominated by institutional uses and high-density multifamily buildings where individual ADU conversions are less typical. Properties within the historic district may need additional design review for exterior modifications. Contact DCOZ at (202) 671-3500 for zone-specific ADU rules.

Development Process

Development in Foggy Bottom — 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, including SP-2 campus plan provisions if applicable
2. Historic Review (if applicable) — If your property is in the GWU/Old West End Historic District, submit an application to DCSHPO/HPRB before any 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 and campus plan modifications 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
• GWU's SP-2 campus plan zone has significant implications for properties on and adjacent to the main campus
• The GWU/Old West End Historic District (2014) may require historic review for exterior work on affected properties
• Foggy Bottom's ANC 2A provides community input on zoning, GWU campus plan matters, and development proposals
• The Potomac River waterfront (Theodore Roosevelt Island, the Watergate, and Kennedy Center) creates unique locational considerations — check for flood zones using FEMA's flood map service
• 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 Foggy Bottom 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.