Washington, DC Zoning & Land Use Guide
Notable local initiatives in Washington
Named ordinances, statutes, and reforms specific to Washington — each linked to an official source you can verify directly.
Zoning Regulations of 2016 (ZR16)(2016)
DC's current zoning code, ZR16, replaced the 1958 Zoning Regulations after a multi-year rewrite. ZR16 is codified as Title 11 of the DC Municipal Regulations and is organized in Subtitles A through Z (administration through definitions), with Subtitles D, E, F, G, and I covering R, RF, RA, MU, and Downtown districts respectively.
Source · dcoz.dc.govInclusionary Zoning (11-C DCMR Chapter 10)(2019)
DC's Inclusionary Zoning program is codified at 11-C DCMR Chapter 10. The current chapter became effective October 18, 2019 (Zoning Commission Order No. 04-33I), with further amendments adopted as of February 14, 2025. IZ requires set-aside affordable units in most residential and mixed-use developments of 10 or more units.
Source · dcregs.dc.govFederal Height of Buildings Act of 1910(1910)
Building heights in DC are capped by federal law (40 U.S.C. §6611-6617), generally 90 ft on residential streets and 130 ft on commercial streets, with a 160 ft cap along Pennsylvania Avenue NW. This federal preemption applies on top of the DC zoning code's local height standards.
Source · govinfo.gov2021 Comprehensive Plan Amendment(2021)
The DC Comprehensive Plan was last amended in 2021. It is organized in three volumes covering citywide elements, area elements, and implementation. The 2021 update revised the Future Land Use Map and policy maps.
Source · planning.dc.govDC 2050 Comprehensive Plan Rewrite(2025)
In 2025, the DC Office of Planning began the first full rewrite of the Comprehensive Plan in nearly 20 years, branded 'DC 2050'. The rewrite is focused on growth, equity, and neighborhood resilience.
Source · planning.dc.gov
Key Zoning Facts
Regulatory Layers That Apply in Washington
Your property is subject to ALL of these regulatory layers. Each one can impose additional requirements beyond the others.
Federal
- FEMA Flood Zones: Applicable
- View FEMA Flood Map
State — District of Columbia
- Building Code: DC Construction Codes (2017 edition with DC amendments)
- State ADU Override: Yes (DC Zoning Regulations Title 11 DCMR allow accessory dwelling units (called 'accessory apartments') in many residential zones under ZR16.)
County — District of Columbia
- Role: DC is both a city and a federal district; the DC Office of Zoning (DCOZ) administers zoning for the entire jurisdiction. There is no separate county government.
City / Municipal
The city's zoning ordinance, building codes, and local permits form the primary layer of land-use regulation for your property.
Overlay Districts
- Historic Districts — Over 50 historic districts citywide reviewed by the Historic Preservation Review Board (HPRB), including Georgetown (Old Georgetown Act, 1950, federally protected), Capitol Hill (NRHP 1976), Dupont Circle, Mount Pleasant, and Anacostia.
- Capitol (CAP) Overlay — Height and use restrictions in the area immediately surrounding the U.S. Capitol grounds.
- Inclusionary Zoning (IZ) Overlay — Applies citywide via 11-C DCMR Chapter 10 to most residential and mixed-use development of 10 or more units.
Private Restrictions
- HOA / CC&Rs common: Yes
- Many DC properties are subject to condo association rules or covenants. Historic district designation imposes review requirements on exterior work.
Primary Zoning Districts
- Min Lot
- See ZR16 Subtitle D
- Max Height
- 40 ft (subject to federal Height of Buildings Act)
- Front Setback
- See ZR16 Subtitle D
- Side Setback
- See ZR16 Subtitle D
- Rear Setback
- See ZR16 Subtitle D
- Min Lot
- See ZR16 Subtitle D
- Max Height
- 40 ft (subject to federal Height of Buildings Act)
- Front Setback
- See ZR16 Subtitle D
- Side Setback
- See ZR16 Subtitle D
- Rear Setback
- See ZR16 Subtitle D
- Min Lot
- See ZR16 Subtitle E
- Max Height
- 40 ft (subject to federal Height of Buildings Act)
- Front Setback
- Prevailing building line per ZR16 Subtitle E
- Side Setback
- See ZR16 Subtitle E
- Rear Setback
- See ZR16 Subtitle E
- Min Lot
- See ZR16 Subtitle F
- Max Height
- Per ZR16 Subtitle F + federal Height of Buildings Act cap
- Front Setback
- See ZR16 Subtitle F
- Side Setback
- See ZR16 Subtitle F
- Rear Setback
- See ZR16 Subtitle F
- Min Lot
- See ZR16 Subtitle G
- Max Height
- Per ZR16 Subtitle G + federal Height of Buildings Act cap
- Front Setback
- See ZR16 Subtitle G
- Side Setback
- See ZR16 Subtitle G
- Rear Setback
- See ZR16 Subtitle G
- Min Lot
- See ZR16 Subtitle I
- Max Height
- 130 ft (commercial streets) or 160 ft (Pennsylvania Ave NW) per federal Height of Buildings Act
- Front Setback
- See ZR16 Subtitle I
- Side Setback
- See ZR16 Subtitle I
- Rear Setback
- See ZR16 Subtitle I
ADU Rules in Washington
State law (statewide context, not city-specific):
The 2016 DC Zoning Regulations (Title 11 DCMR) allow accessory apartments as a matter of right in most residential zones, subject to size and form limits (attached ADUs capped at roughly 35 percent of the principal dwelling's gross floor area). DC has unified district-wide zoning rather than separate state and municipal layers.
For local size, setback, and parking specifics, contact the DC Office of Zoning (DCOZ).
Permit Costs & Timelines
Permit Costs & Timelines
Specific permit fee schedules for Washington are available from the local planning department. Fees vary based on project type, scope, and valuation.
Check Washington permit fees →Official Sources
City-specific