Summary of Overlay Districts

Updated December 11, 2009

Overlay Districts		Summary
Uptown Arts-Mixed Use Overlay District (ARTS)		The Uptown Arts-Mixed Use (ARTS) Overlay District is applied to the commercial and Mixed Use Districts in the 14th and U Streets, N.W. area. The purposes of the ARTS Overlay District are to: Encourage a scale of development, a mixture of building uses, and other attributes such as safe and efficient conditions for pedestrian and vehicular movement. The overlay encourages uses that encourage pedestrian activity, especially retail, entertainment, and residential uses and provides for an increased presence and integration of the arts and related cultural and arts-related support uses. Commission Order Nos. 632, 632-A, 632-B and 632-C, for more details.
Capitol Interest Overlay District (CAP)		The Capitol Interest (CAP) Overlay District is established to promote and protect the public health, safety, and general welfare of the U.S. Capitol precinct and the area adjacent to this jurisdiction, in a manner consistent with the goals and mandates of the United States Congress. The overlay controls land use as well as height and bulk, shall provide sufficient controls for the areas south of the U.S. Capitol and the historic residential district to the east of the U.S. Capitol. The overlay is intended to provide particular controls adjacent to properties having an obvious and well-recognized general public interest. The overlay restricts some of the permitted uses allowed in the existing zone districts and applicable in the area to reduce the possibility of harming the site, district, or building to be protected. The Overlay provides for more control of the height and bulk allowed in existing underlying zone districts. The height of buildings or structures in the CAP Overlay District shall not exceed forty feet (40 ft.) or three (3) stories in height. Roof structure shall not exceed ten feet (10 ft.) in height above the roof upon which it is located. The maximum permitted floor area ratio of a building or structure in the CAP Overlay District shall not exceed one and eight-tenths (1.8). All special exception applications with the overlay are referred to the Architect of the Capitol for review and comment. See Chapter 12 of the Zoning Regulations for more information.
Chain Bridge Road/University Terrace Overlay District (CB/UT)		Chain Bridge Road/University Terrace Overlay District is established to preserve and enhance the park-like setting of the Chain Bridge Road/University Terrace area by regulating alteration or disturbance of terrain, destruction of trees, and ground coverage of permitted buildings and other impervious surfaces, and by providing for widely spaced residences. The purposes of the CB/UT Overlay District are preserve the natural topography and mature trees to the maximum extent feasible in a residential neighborhood, Prevent significant adverse impact on adjacent open space, parkland, stream beds, or other environmentally sensitive natural areas, limit permitted ground coverage of new and expanded buildings and other construction, so as to encourage a general compatibility between the siting of new buildings or construction and the existing neighborhood, and limit the minimum size of lots so as to prevent significant adverse impact on existing infrastructure, especially on traffic and pedestrian safety and to achieve the other purposes listed in this subsection. The CB/UT Overlay District applies to the area bounded on the south by MacArthur Boulevard, on the east by Battery Kemble Park/Chain Bridge Road, on the north by Loughboro Road/Nebraska Avenue, and on the west by University Terrace. The overlay does not affect the matter-of-right building height, yard and lot occupancy requirements of the underlying zoning districts. See Chapter 15 of the Zoning Regulations for more details.
Capitol Gateway Overlay District (CG)		Establishes use, height, density (including incentives for bonus density and height), combined lot development and design requirements for a mixture of residential and commercial development, including a Baseball Stadium, in the southwest and near southeast quadrants of the City, north of the Anacostia River. The overlay is mapped with the underlying CR, W-1, W-2, W-3 and C-3-C Districts. In the CG/W-2 District, the Zoning Commission, at its discretion, may grant bonus density for residential development in a building or a combined lot development, using a guideline of 1.0 FAR in excess of the normally-allowed maximum of 4.0 FAR and an additional ten (10) feet in excess of the normally-allowed maximum height of sixty (60) feet. In the CG/CR and CG/W-3 Districts, a building or combined lot development shall be allowed a maximum density of 8.2 FAR; provided that the additional 1.0 FAR in excess of § 1601.1 FAR shall be devoted solely to residential uses, which, for the purposes of this subsection, does not include hotel uses. In the CG/W-1 District, a building or combined lot development shall be allowed a maximum density of 4.0 FAR and a maximum height of fifty- five (55) feet to accommodate the additional density. The additional 1.0 FAR in excess of §1601.1 shall be devoted solely to residential uses unless the building or the combined lot development includes at least 2.0 FAR of residential uses, in which case the additional 1.0 FAR may be devoted to any permitted use in the W-1 zone. For the purposes of this subsection, the term "residential uses" does not include hotel uses. The maximum permitted building height shall be that permitted by the Act to Regulate the Height of Buildings in the District of Columbia. See Zoning Commission Order No. 05-08, for more details.
Capitol Hill Commercial Overlay District (CHC))		The Capitol Hill Commercial (CHC) Overlay District is established to implement the goals and policies of the Comprehensive Plan, particularly those land use objectives and policies relating to improving the physical condition of Capitol Hill through the provision of functional, efficient, and attractive commercial areas; minimizing conflicts between various land uses; locating more intensive and active land uses in areas of Capitol Hill that can accommodate and support such uses; stabilizing and improving commercial areas in portions of Capitol Hill; ensuring the integrity of the Capitol Hill Historic District; and developing and establishing special land use categories to meet the unique characteristics of the commercial areas of Capitol Hill. The maximum permitted building height in the CHC Overlay District shall be the height permitted in the underlying Commercial District. If the affected property is located in both the CHC Overlay District and the CAP Overlay District, the maximum permitted building height shall be the height permitted in the CAP Overlay District. The maximum permitted floor area ratio for a building or structure in the CHC Overlay District shall be 3.0 for all permitted uses. The maximum permitted floor area ratio for a building or structure located in both the CHC Overlay District and the CAP Overlay District shall be 2.5 for all permitted uses, and allows 100 percent commercial lot occupancy. A planned unit development may not exceed the maximum FAR and Height allowed in the Capitol Interest District. See Zoning Commission Order Nos. 966 and 966-A, for more details.
Cleveland Park Neighborhood Commercial Overlay District (CP)		The Cleveland Park Neighborhood Commercial (CP) Overlay District is applied to a compact geographic area surrounding the Cleveland Park Metrorail Station and within the Cleveland Park Historic District, comprising those lots zoned C-2-A in Squares 2218, 2219, 2222, 2068, 2069, and 2082. The overlay was established to provide for safe and efficient pedestrian movement by reducing conflicts between pedestrian and vehicular traffic so as to improve access to retail services, the Metrorail station, and other uses in the area. The overlay is to encourage compatibility of development with the purposes of the Historic Landmark and Historic District Protection Act of 1978, and to provide for retention of existing housing within the CP Overlay District so as to help meet the need for affordable housing and to enhance pedestrian activity, safety, and consumer support for businesses in the commercial area. The maximum permitted height for any building or structure in the CP Overlay District shall be forty feet (40 ft.). The matter-of-right floor area ratio in the CP Overlay District shall be 2.0, not more than 1.0 of which may be occupied by nonresidential uses. Inclusionary Zoning may follow the following modifications: Maximum building height shall not exceed forty-five (45) feet, The lot occupancy shall not exceed seventy-five percent (75%), and the floor area ratio shall not exceed 2.4 FAR. See Chapter 13 of the Zoning Regulations for more details.
Diplomatic Overlay District (D)		The Diplomatic (D) Overlay District is established to implement the Foreign Missions Act The Overlay is mapped at suitable locations in implementation of the Foreign Missions Act and the Foreign Missions and International Organizations element of the Comprehensive Plan. The Overlay is mapped in combination with another district and not instead of the underlying district. A chancery shall be a permitted use in a D Overlay District, subject to disapproval by the Board of Zoning Adjustment. To locate, replace, or expand a chancery in an R-5-D, R-5-E, or SP District or in the D Overlay District, or to reconstruct an existing chancery that is destroyed in an R-1, R-2, R-3, R-4, R-5-A, R-5-B, or R-5-C District, an application has to be made to the Board of Zoning Adjustment. The Board considers the international obligation of the United States to facilitate the provision of adequate and secure facilities for foreign missions in the Nation’s Capital. The Board considers historic preservation and ensures compatibility with historic landmarks and historic districts, substantial compliance with District of Columbia and federal regulations governing historic preservation shall be required with respect to new construction and to demolition of or alteration to historic landmarks. The Board also considers the adequacy of off-street, security , the municipal interest as determined by the Mayor and federal interest as determined by the Secretary of State. Building height, occupancy and floor area ratio requirements are determined by the underlying zoning districts. See Chapter 10 of the Zoning Regulations for more information about this overlay.
Dupont Circle Overlay District (DC)		The Dupont Circle area is a unique resource to the city which must be preserved and enhanced. Strong protections are needed to retain its low scale, predominately residential character, its independent small retail businesses, its human scale streetscapes and its historic character given the high-density development pressures caused by the proximity of the Central Employment Area and the Dupont Circle Metrorail Station. No drive-through accessory to any use shall be permitted in the Dupont Circle Overlay District. In the Dupont Circle Overlay District, the matter of right height and floor area ratio limits shall serve as the maximum permitted height and floor area ratio for a Planned Unit Development. Building height, floor area ratio and lot occupancy requirements are controlled by the underlying zoning designations. See Zoning Commission Order No. 705, for additional information.
Downtown Development Overlay District (DD)		The Downtown Development (DD) Overlay District is applied to the core of the Downtown area, including subareas identified in the Comprehensive Plan as the Downtown Shopping District (Retail Core), the Arts District, Gallery Place, Chinatown, Pennsylvania Quarter, Convention Center, and Mount Vernon Square, and areas designated for historic preservation and housing mixed use, which areas overlap geographically with the subareas. The overlay contains requirements that govern the use, design, height and bulk of development. The overlay contains provisions for the retail core, arts district, Chinatown, residential and mixed-use development, historic preservation, combined lot development, transferrable development rights (TDR), office use and streetscape design. The overlay permits a wide range of overlapping incentives and requirements to a maximum floor area ratio of 6.0 to 10.0, and a maximum building height of 130 feet. See Chapter 17 of the Zoning Regulations for more information.
Eighth Street Southeast Neighborhood Commercial Overlay District (ES)		The Eighth Street Southeast Neighborhood Commercial (ES) Overlay District is applied to a compact geographic area along Eighth Street, S.E., near the entrance to the Navy Yard, comprising those properties zoned C-3-A in Squares 906, 907, 929, and 930. The overlay was established to encourage and allow new business and office development in close proximity to the Navy Yard, with emphasis on firms that will conduct business with the Navy, as well as neighborhood-serving retail and service businesses; allow and encourage medium density commercial development, in the interest of securing economic development, while restricting building heights to a low level so as to respect the historic scale of buildings and the entrance to the adjacent Navy Yard; and provide for safe and efficient pedestrian movement by reducing conflicts between pedestrian and vehicular traffic, so as to improve access to retail and other businesses in the area. Restaurants, fast food establishments, and prepared food shops, shall be subject to the following limitations: these uses shall occupy no more than fifty percent (50%) of the linear street frontage within the ES Overlay District, as measured along the lots that face designated roadways in the ES Overlay District of which up to half (1/2) of the fifty percent (50%) of the linear street frontage shall only be occupied by fast food establishments. The maximum permitted height for any building or structure in the ES Overlay District shall be forty-five feet (45 ft.). The maximum permitted gross floor area for permitted commercial and residential uses in the ES Overlay District shall be 3.0 FAR. Building height and lot occupancy are governed by the underlying zoning district. See Zoning Commission Order No. 901, for more details.
Foggy Bottom (FB)		Allows structural alterations and rebuilding rights for non-conforming apartment buildings. This district is mapped in combination with other districts.
Fort Totten (FT)		Established to preserve and enhance the park-like setting of certain designated neighborhoods including Soapstone Valley and Melvin C. Hazen Park. The overlay is meant to preserve the natural topography and mature trees to the maximum extent feasible in the Forest Hills neighborhoods. The overlay limits permitted ground coverage of new and expanded buildings and other construction so as to encourage a general compatibility between the location of new buildings or construction and the existing neighborhood. The FH overlay is mapped over R-1-A, R-1-B and R-2 zoned properties. The maximum permitted building height is governed by the underlying zone districts. The maximum lot occupancy allowed is 30 percent. The minimum lot size allowed is 9,500 square feet. There is a minimum side yard requirement of 8 to 24 feet. See Zoning Commission Order No. 02-19 for more details.
Forest Hills Overlay District (FH)		Requires screening and additional distance between industrial and residential uses. A maximum FAR of 5.0 and a maximum height of eighty (80) feet. This district is mapped in combination with other districts.
Georgia Avenue Overlay District (GA)		Applies to certain properties zoned C-2-A and/or C-3-A. The overlay encourages additional residential uses and improved commercial uses. The overlay establishes uniform building design standards and guidelines for development review through PUD and special exception proceedings. The overlay encourages vertically-mixed uses (ground floor commercial and residential above) within a quarter mile of the Georgia Avenue – Petworth Metrorail Station. The maximum height permitted is 50 to 65 feet, the maximum lot occupancy for a mixed-use building that includes residential use is 70 percent. The maximum floor area ratio (2.5 to 4.0) is governed by the underlying zoning designation. See Zoning Commission Order No. 06-48 for more details.
H Street Northeast Neighborhood Commercial Overlay District (HS) Neighborhood Commercial		Establishes use (commercial and residential), density, design and planned unit development requirements for lots fronting on H Street, N.E. from 2nd Street to 15th Street, N.E., zoned C-2-A, C-2-B, C-2-C, C-3-A and C-3-B. The overlay is broken up into sub-districts with development perimeters unique to each. Depending on the sub-district an additional 0.5 FAR above the total density permitted in the underlying zone district for residential uses. In C-2 Districts within the overlay district, up to70% residential lot occupancy is permitted. New construction that preserves an existing façade constructed before 1958 is permitted 0.5 FAR in addition to the non-residential FAR permitted in the underlying zone for non-residential preferred uses. A planned unit development (PUD) in the overlay shall be subject to the following provisions in addition to those of Chapter 24: The additional height and floor area above that permitted as a matter-of-right shall be used only for housing or the preferred uses, and the PUD process shall not be used to reduce requirements. Building height is governed by the underlying zoning districts, however an additional 5 feet (5 ft.) of building height over that permitted in the underlying zone is allowed under specific circumstances. See Zoning Commission Order No. 04-27, for more details.
Hotel/Residential Incentive (HR)		Permits development incentives for residential and hotel uses only, to a maximum FAR of 8.5, and a maximum height as permitted by the "Act to Regulate the Height of Buildings, June 1, 1910, as amended". A minimum of 2.0 FAR must be devoted to hotel or apartment house. This district is mapped in combination with other districts.
Langdon (LO)		Buffering/screening protection for a residential area abutting industrial land uses. The district is mapped in combination with other districts.
Macomb-Wisconsin Neighborhood Commercial Overlay District (MW))		The Macomb-Wisconsin Neighborhood Commercial (MW) Overlay District applies to the neighborhood commercial area near and extending from the intersection of Macomb Street and Wisconsin Avenue, N.W., comprising those lots zoned C-1 in Squares 1920 and 1920N. The overlay is to provide for public review of large developments as to their proposed uses, vehicular access, and the scale and massing of proposed buildings so as to ensure compatibility with and enhancement of the primary neighborhood retail function of the commercial area and to advance the other purposes of this overlay district. Within the overlay, on a lot that has ten thousand square feet (10,000 ft.2) or more in land area, construction of a new building or enlargement of the gross floor area of an existing building by fifty percent (50%) or more, shall be permitted, subject to review and approval as a special exception by the Board of Zoning Adjustment. The designated use area shall include any lot that fronts on Wisconsin Avenue or Macomb or Newark Streets within the WP Overlay District. Use, design, height and bulk requirements are otherwise governed by the underlying zoning district. See Chapter 13, for more information.
Naval Observatory (NO)		Special height restrictions are in effect for the areas near the Naval Observatory. This district is mapped in combination with other districts.
Reed-Cooke Overlay District (RC)		The Reed-Cooke (RC) Overlay District was established to protect current housing in the area and provide for the development of new housing, maintain heights and densities at appropriate levels, encourage small-scale business development that will not adversely affect the residential community, ensure that new nonresidential uses serve the local community by providing retail goods, personal services, and other activities that contribute to the satisfaction of unmet social, service, and employment needs in the Reed- Cooke and Adams-Morgan community, and protect adjacent and nearby residences from damaging traffic, parking, environmental, social, and aesthetic impacts. The maximum height permitted in the RC Overlay District shall not exceed forty feet (40 ft.) plus roof structure as defined in this title; provided, that in the RC/C-2-B Overlay District, a maximum height of fifty feet (50 ft.), plus roof structures, shall be permitted to provide for the on-site construction of low and moderate income household units for a total gross floor area equal to fifty percent (50%) of the additional gross floor area made possible by the height bonus. Floor area ratio, lot occupancy and other area requirements are governed by the underlying zoning districts. No Planned Unit Development shall exceed the matter-of-right height, bulk, and area requirements of the underlying district. See Chapter 14 of the Zoning Regulations for more information.
S.E. Federal Center Overlay District (SEFC)		Established to assure controlled development of specific properties along the Anacostia waterfront, including along M Street, S.E. and the Navy Yard, with a mixture of residential and commercial uses. The overlay encourages high-density residential development with a pedestrian-oriented streetscape. The overlay is intended to encourage a variety of support and visitor-related uses, such as ground level retail, service, entertainment, cultural, and hotel or inn uses near the Navy Yard Metrorail Station. The matter-of-right height and floor area ratio limits shall serve as the maximum permitted height and floor area ratio for a planned unit development ("PUD") in the SEFC Overlay District. The maximum height varies from 90 to 130 feet depending on the underlying zone district. The floor area ratio limitations vary from 3.0 to 6.5, depending on the underlying zone district. Likewise, the maximum lot occupancy can go up to 100 percent depending on the underlying zone district. See Zoning Commission Order No. 03-06, for more details.
Sixteenth Street Heights Overlay District (SSH)		The Sixteenth Street Heights (SSH) Overlay District is established to preserve and enhance the historical residential character of the Sixteenth Street Heights neighborhood by regulating the location and expansion of non-residential uses of residential property, regulate the expansion of existing non-residential uses or structures; and preserve residential housing units. The SSH-1 Overlay District encompasses the geographic area in northwest Washington generally bounded by 16th Street and Rock Creek Park on the west, Military Road and Missouri Avenue on the north, and 14th Street on the east, and Colorado Avenue on the southeast. This overlay zone is applied to properties zoned R-1-B in the following squares and portions of squares: 2718, 2719, 2720, 2720W, 2721, 2721W, 2722, 2722W, 2723, 2723W, 2724, 2724W, 2725, 2741, 2742, 2796, and 2799. The overlay does not affect the matter-of-right building height, yard and lot occupancy requirements of the underlying R-1-B District. See Zoning Commission Order Nos. 757 and 08-09, for more details.
Takoma Neighborhood Commercial Overlay District (TK)		Establishes requirements for commercial development on certain C-2-A zoned portions of squares located within the Takoma Park neighborhood. The overlay provides for front yard setbacks for new construction, including additions, as well as a minimum ground floor ceiling height of 14 feet for commercial development. The building height, floor area ratio and lot occupancy requirements are governed by the underlying zone requirements. The exception being buildings with a minimum clear floor-to-ceiling height of fourteen feet (14 ft.) on the ground floor level are permitted a total building height of fifty-five feet; (55 ft.). See Zoning Commission Order No. 04-16, for more details.
Tree and Slope Protection Overlay District (TSP)		The Tree and Slope Protection (TSP) Overlay District is established to preserve and enhance the park-like setting of designated neighborhoods adjacent to streams or parks, by regulating alteration or disturbance of terrain, destruction of trees, and ground coverage of permitted buildings and other impervious surfaces. The TSP Overlay District is mapped in conjunction with the Wesley Heights and Chain Bridge/University Terrace overlay zone districts that may be established and mapped from time to time. The purposes of the TSP Overlay District are to preserve the natural topography and mature trees to the maximum extent feasible in a residential neighborhood, prevent significant adverse impact on adjacent open space, parkland, stream beds, or other environmentally sensitive natural areas, and limit permitted ground coverage of new and expanded buildings and other construction, so as to encourage a general compatibility between the siting of new buildings and the existing neighborhood. The TSP Overlay District is designed for residential neighborhoods that have a significant quantity of steep slopes, have stands of mature trees, are located at the edge of stream beds or public open spaces, and have undeveloped lots and parcels subject to potential terrain alteration and tree removal. Principal buildings and accessory buildings on a lot shall not exceed a total lot occupancy of thirty percent (30%). The maximum impervious surface coverage on a lot shall be fifty percent (50%). See Zoning Commission Order No. 713, for more details.
Wesley Heights Overlay District (WH)		The Wesley Heights (WH) Overlay District is established to preserve and enhance the low density character of Wesley Heights by regulating construction and alteration of residential and other buildings in the area. The purposes of the Overlay are to preserve in general the current density of neighborhood, allow reasonable opportunities for owners to expand their dwellings, and preserve existing trees, access to air and light, and the harmonious design and attractive appearance of the neighborhood. The overlay does not affect the matter-of-right building height, yard and lot occupancy requirements of the underlying R-1-B District. See Chapter 15 of the Zoning Regulations for more details.
Woodley Park Neighborhood Commercial Overlay District (WP)		The Woodley Park Neighborhood Commercial (WP) Overlay District is applied to a compact geographic area surrounding the Woodley Park/Zoo Metrorail station, comprising those lots zoned C-2-A in Squares 2202 and 2203 and those lots zoned C-2-B in Square 2204. The overlay is to provide for safe and efficient pedestrian movement by reducing conflicts between pedestrian and vehicular traffic so as to improve access to retail services, the Metrorail station, and other uses in the area. No hotel, inn, or fast food establishment shall be permitted in the overlay. The maximum permitted height of any building or structure in the overlay shall be: Forty feet (40 ft.) in the WP/C-2-A Overlay District, and fifty feet (50 ft.) in the WP/C-2-B overlay. The matter-of-right floor area ratio in the WP Overlay District shall be: In the WP/C-2-A Overlay, the matter of right floor area ratio shall be 2.5, not more than of which may be occupied by nonresidential uses; and in the WP/C-2-B Overlay , the matter of right floor, area ratio shall be 3.0, not more than 1.0 of which shall be occupied by nonresidential uses. Inclusionary Zoning may use the following modifications to the WP Overlay’s height, lot occupancy, and floor area ratio restriction: In the WP/C-2-A Overlay: The maximum building height shall not exceed fifty (50) feet; the lot occupancy shall not exceed seventy-five percent (75%); and the floor area ratio shall not exceed 3.0 FAR. In the WP/C-2-B Overlay: The maximum building height shall not exceed fifty- five (55) feet; the lot occupancy shall not exceed eighty percent (80%); and the floor area ratio shall not exceed 3.6 FAR. See Chapter 13 of the Zoning Regulations for more details.
Waterfront Open Space Recreation District (W-O)		The W-0 District permits open space, park, and low-density and low-height Waterfront oriented recreation uses such as marinas, yacht clubs, and boathouses), retail and arts uses along the Potomac and Anacostia River shorelines. The overlay permits open space, park and low-density and low-height waterfront related retail and arts related uses to a maximum lot occupancy of 25%, except that the lot occupancy can be increased to 50% for a recreational use, marina, yacht club or boathouse, a maximum FAR of 0.5, except that the FAR can be increased to 0.75, for a recreational use, marina, yacht club or boathouse, and a maximum height of forty (40) feet. See Zoning Commission Order No. 02-42, for more details.