The purposes of the D-4-R zone are to promote the development of high-density residential and mixed-use neighborhoods on:

  • Massachusetts Avenue between Thomas Circle and New Jersey Avenue, N.W.
  • The Mount Vernon Triangle neighborhood located between New York, New Jersey, and Massachusetts Avenues, N.W.; and
  • The blocks between Massachusetts Avenue, N.W. and Judiciary Square.

A building with frontage on a designated primary or secondary street shall meet the design requirements on Subtitle I § 602. A building in the D‑4-R zone fronting on a designated primary street segment in the Mount Vernon Triangle Principal Intersection Area Sub-Area shall conform with the design requirements in Subtitle I §§ 612.5 and 612.6


The following Downtown Sub-Areas are found within the D-4-R zone: Chinatown, Massachusetts Avenue Corridor and Mt. Vernon Square, Mount Vernon Triangle, Mount Vernon Triangle Principal Intersection, Blagden Alley Residential Transition.

Development Standards
Floor Area Ratio (max.)1, 2 Height (ft.) Penthouse Height (ft.)/Stories Lot Occupancy
Rear Yard (ft.) Side Yard (ft.) Green Area Ratio Zoning Regulation Reference
D-4-R None
(4.5 min. residential)
130 (fronts on right-of-way of at least 110 ft.) 20 100 2.5 in. per 1 ft. of vertical distance from the mean finished grade at the middle of the rear of the
structure to the highest point of the main roof or parapet, but not less than 12 ft.
If provided, at least 2 in. wide for each 1 ft. of height of building but no less than 5 ft. 0.20 Subtitle I, Chapter 5
3.5 (non-residential) 120 (fronts on right-of-way of at least 100 ft. but less than 110 ft.) 1 plus mezzanine; Second story permitted for penthouse mechanical space
110 (fronts on right-of-way of at least 90 ft. but less than 100 ft.)
No taller than the width of the street right of way, plus 20 ft (on streets less than 90 ft)


Use Permissions4 Courtyards Parking5 Loading Alley Lots Front Build-to
Subtitle I, Chapter 7 Subtitle I § 207 Subtitle C, Chapter 7 Subtitle C, Chapter 9 Subtitle I § 210 Subtitle I § 203


A building in the D-4-R zone may generate or use credits in accordance with Subtitle I, Chapters 8 and 9, which explains the credit system relating to Transferable Development Rights (“TDR”) or Combined Lot Development (“CLD”) rights. The D-4-R zone is not subject to the Inclusionary Zoning provisions of Subtitle C, Chapter 10.

A building on a lot in the D-4-R zone must provide the equivalent of at least 4.5 Floor Area Ratio (“FAR”) of residential use before any non-residential uses may be provided on the lot, unless the development meets one of the exceptions in Subtitle I § 532.1. The permitted height of a building in the D-4-R zone is based on the right-of-way width of the street upon which it fronts, as detailed in the table below.

A front setback is not required, except as otherwise required by Subtitle I § 612 in the case of a designated primary street segment.

1 The maximum permitted density for a building shall be the density achievable within the height and bulk permitted by the zone and any applicable sub-area regulations: (a) If all of the building’s FAR is devoted to residential use; (b) If all FAR exceeding the non-residential density permitted in Subtitle I § 531.5 is devoted to residential use; or (c) If conditions (a) or (b) are not satisfied, through the use of credits pursuant to Subtitle I, Chapters 8 and 9.
2 Unless: (a) The residential requirement is reduced or eliminated by the provisions of Subtitle I §§ 200.3, 200.4, 305.2, or 531.3; (b) The residential requirement is reduced by up to 1.35 FAR through constructing or financially assisting affordable housing pursuant to Subtitle I § 305.6; or (c) If modified through the credit procedures provided in Subtitle I, Chapters 8 and 9.
3Subject to applicable regulations governing courts, side or rear yards, front setback or build-to lines, easements or historic preservation.
4Unless modified in in Subtitle I, Chapter 3 or by regulations governing a specific Downtown sub-area.
5 No parking is required in this zone, but parking spaces provided are subject to Subtitle C, Chapter 7.