Tenleytown Zoning Overview

Tenleytown is a neighborhood in Ward 3 of Washington, DC. Located in upper Northwest DC, it sits at approximately 409 feet above sea level — DC's highest elevation. The neighborhood is bounded by Wisconsin Avenue NW as its commercial spine, with American University to the west and residential streets spreading east and north. Tenleytown is served by the Tenleytown-AU Metro station on the Red Line.

Tenleytown is a predominantly residential neighborhood characterized by single-family homes, apartment buildings, and small-scale neighborhood retail along Wisconsin Avenue NW. The neighborhood is part of the upper Wisconsin Avenue corridor that also includes Friendship Heights to the north and Cleveland Park to the south. Tenleytown is currently at the center of major zoning reform discussions through the Wisconsin Avenue Development Framework, which proposes significant upzoning near the Tenleytown Metro station.

All zoning in Tenleytown 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 3E (Ward 3)
• Wisconsin Avenue Development Framework: planning.dc.gov/WisconsinAvenueDevelopmentFramework

Zoning Districts

Tenleytown's zoning falls under DC's 2016 Zoning Regulations (ZR16). Existing zoning includes R-1-B in residential areas and MU-4 along Wisconsin Avenue NW. The Wisconsin Avenue Development Framework (2025) proposes significant changes:

• R-1-B (Single-Family Residential, Low Density) — Governs Tenleytown's interior residential blocks, permitting single-family detached homes up to approximately 40 feet. Ward 3 has historically been characterized by low-density single-family zoning.

• MU-4 (Mixed-Use, Medium Density) — Currently the standard zone for commercial properties along Wisconsin Avenue NW, permitting retail, restaurants, offices, and residential uses in buildings up to approximately 50 feet.

• RA-2 (Residential Apartment, Low-Medium Density) — Proposed — Under the Wisconsin Avenue Development Framework, properties in "transition zones" adjacent to the Wisconsin Avenue corridor near Tenleytown are proposed for rezoning to RA-2. RA-2 permits a maximum height of 50 feet and density of 2.16 FAR (with IZ incentives).

• MU-7 (Mixed-Use, Medium-High Density) — Proposed — Under the Framework, the "Mixed-Use Corridor Zone" along Wisconsin Avenue NW near Tenleytown is proposed for rezoning to MU-7. MU-7 permits a maximum height of 65 feet and density of 4.8 FAR (with IZ incentives), enabling substantially more housing along the corridor.

• Tenleytown Metro Zone — Proposed New Zone — The Framework proposes a new special purpose zone for the highest-density area near the Tenleytown-AU Metro station, designed to accommodate significant new residential development. Contact DCOZ at (202) 671-3500 for current status of this proposed zone (Zoning Case 25-13).

Important: The Wisconsin Avenue Development Framework zoning changes are proposals subject to DC Zoning Commission approval. Verify the current zoning of specific properties using the DC zoning map or by contacting DCOZ at (202) 671-3500.

Wisconsin Avenue Development Framework

The Wisconsin Avenue Development Framework (adopted 2025 by the DC Office of Planning) implements the 2021 Comprehensive Plan's updated land use designations along Wisconsin Avenue NW from Friendship Heights to Tenleytown. The Framework is the result of the Rock Creek West Planning Initiative and was developed to advance DC's housing production goals by allowing more housing along this high-opportunity, transit-served corridor.

Key Framework categories for Tenleytown:

1. Tenleytown Metro Zone — New special purpose zone near the Metro station, the highest density designation
2. Mixed-Use Corridor Zone (MU-7) — Rezoning of commercial properties along Wisconsin Avenue NW to MU-7 (65 ft, 4.8 FAR)
3. Transition Zone (RA-2) — Moderate-density residential rezoning for properties adjacent to the corridor
4. Single-Family Zone — Interior residential blocks retain lower-density zoning

The Framework is estimated to enable approximately 1,700 affordable housing units along the Wisconsin Avenue corridor in Ward 3. The associated zoning case (Zoning Case 25-13) was under DC Zoning Commission consideration in December 2025.

ADU Rules

DC permits accessory dwelling units (ADUs), referred to as "accessory apartments" in DC zoning regulations, under Title 11 DCMR. In Tenleytown's R-1-B zone, accessory apartments are permitted in the principal structure or an accessory structure subject to size and occupancy requirements. Contact DCOZ at (202) 671-3500 for zone-specific guidance before proceeding with any ADU project.

Development Process

Development in Tenleytown follows the standard DC development process:

1. Zoning Verification — Look up your property on the DC zoning map or contact DCOZ at (202) 671-3500; note that proposed Framework rezonings may not yet be in effect
2. Building Permit — Apply through the DC Department of Buildings (DOB) at dob.dc.gov or in person at 1100 4th Street SW
3. Board of Zoning Adjustment (BZA) — For variances or special exceptions, apply through DCOZ
4. Zoning Commission — Map amendments and new zone proposals (e.g., the Wisconsin Avenue Development Framework) are heard by the DC Zoning Commission
5. ANC Review — ANC 3E (Ward 3) provides community input on development applications
6. Inspections and Certificate of Occupancy — Schedule inspections through DOB

Key Considerations

• The Wisconsin Avenue Development Framework (2025) proposes significant upzoning near Tenleytown — verify current vs. proposed zoning with DCOZ
• Tenleytown-AU Metro station (Red Line) anchors transit-oriented development near the station area
• Interior residential blocks are currently R-1-B (single-family)
• Wisconsin Avenue NW is currently MU-4, with proposed rezoning to MU-7 and a new Tenleytown Metro Zone
• Tenleytown is not a designated historic district; no HPRB overlay applies neighborhood-wide
• Tenleytown sits at DC's highest elevation (~409 ft); no flood zone concerns for interior areas
• Check for flood zones using FEMA's flood map service for lower-lying properties
• DC Open Data at opendata.dc.gov provides parcel-level data and permit history

Disclaimer: This guide provides general information about zoning in the Tenleytown neighborhood of Washington, DC and should not be relied upon as legal advice. Zoning in this area is subject to active regulatory changes through the Wisconsin Avenue Development Framework. Always verify current regulations directly with the DC Office of Zoning (DCOZ), the DC Zoning Regulations (Title 11 DCMR), and the DC Department of Buildings (DOB) before making development decisions.