Washington, DC Zoning Overlays & Bonuses: Transit-Oriented Communities (TOC) (2026)
Key Facts
- Applies to
- NMU-4/GA and NMU-7B/GA zones on Georgia Avenue
- Height limit
- 50 ft (55 ft with inclusionary zoning units)
- Lot occupancy cap
- 70% residential (75% with IZ)
- Transit trigger area
- Quarter mile of Georgia Ave-Petworth Metro station
- Min. PUD size
- 10,000 sq. ft. including closed streets/alleys
- Street wall requirement
- 75% built to property line at street level
Summary
Washington's NMU-4/GA and NMU-7B/GA zones along Georgia Avenue implement the Georgia Avenue-Petworth Metro Station Area and Corridor Plan, encouraging vertically mixed-use buildings, ground-floor commercial with residential above, within a quarter mile of the Metrorail station between Park Road and Shepherd Street. The Zoning Commission caps height at 50 feet (55 with inclusionary zoning) and lot occupancy at 70 percent (75 percent with IZ) to steer growth toward transit.
The purposes of the NMU-4/GA and NMU-7B/GA zones shall be those of the MU-4 and MU-7 zones as set forth in Subtitle G § 101, those of the Neighborhood Mixed-Use zones, as set forth in Subtitle H § 101, and the following: (a) Implement the objectives of the Georgia Avenue - Petworth Metro Station Area and Corridor Plan, approved by the Council of the District of Columbia, effective July 20, 2006 (Res. 16-686); ... (g) Encourage vertically mixed-uses (ground floor commercial and residential above) within a quarter mile of the Georgia Avenue - Petworth Metrorail Station along Georgia Avenue, from Park Road to Shepherd Street.
Full Breakdown
The District's Zoning Regulations of 2016 create two Neighborhood Mixed-Use zones, NMU-4/GA and NMU-7B/GA, specifically to build density around the Georgia Avenue-Petworth Metro station. 1 states the zones implement the Georgia Avenue-Petworth Metro Station Area and Corridor Plan approved by the Council effective July 20, 2006 (Res. 16-686) and the Great Streets Framework Plan for 7th Street-Georgia Avenue published by the District Department of Transportation in 2006. The purpose clause directs new buildings toward vertically mixed uses, ground-floor commercial with residential above, within a quarter mile of the Metrorail station along Georgia Avenue from Park Road to Shepherd Street.
NMU-4/GA is meant for moderate-density mixed use with added residential above commercial; NMU-7B/GA targets medium density with an employment focus and residential above commercial. Base development standards borrow from the MU-4 and MU-7B zones in Subtitle G, Chapter 2, modified by this chapter, and this chapter's provisions control any conflict. 1(f). 1. 1). 1 require at least 75 percent of the street wall at street level be built to the property line, and any on-grade parking fronting Georgia Avenue must devote at least 65 percent of its ground-level frontage to commercial space.
Violations & Fines
The Zoning Administrator enforces these standards through the building permit and certificate of occupancy process: a project that exceeds the 50-foot (or 55-foot IZ) height cap, the 70 percent (or 75 percent IZ) lot occupancy limit, or skips the required 75 percent street-wall build-to line cannot get a permit issued without Board of Zoning Adjustment variance relief. A PUD seeking bonus density outside these limits must go through Zoning Commission review under Subtitle X, Chapter 3.
Frequently Asked Questions
What is the purpose of DC's NMU-4/GA and NMU-7B/GA zones?
How tall can a building be in the NMU-4/GA zone?
Is there a minimum project size for a PUD in these zones?
What lot occupancy applies to residential buildings here?
Sources & Official References
Other rules in Washington
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