210. ALLEY LOTS

ALLEY LOTS 210.1 The purposes of this section are to: (a) Facilitate the re-use of existing alley buildings and the use of vacant or underutilized alley lots; (b) Ensure that alley buildings are compatible with the surrounding built environment; and (c) Provide for additional housing options and opportunities, and commercial uses. 210.2 The following development standards shall apply to buildings and structures on Alley Record Lots in D zones, and are intended to achieve the purposes of Subtitle I § 210.1. The base zone development standards shall also apply except as specifically modified by this chapter. In the event of a conflict between the provisions of this chapter and other regulations of this title, the provisions of this chapter shall control. TABLE I § 210.2: ALLEY LOT DEVELOPMENT STANDARDS (D) (a) Maximum Height 30 ft and 3 stories (b) Maximum Lot Occupancy No Maximum (c) Minimum Yard Dimensions 5 ft. from any portion of a lot line that abuts any non-Alley Lot; Otherwise none required. (d) Minimum Alley Centerline Setback 7.5 ft. from the centerline of all abutting alleys (e) Minimum Green Area Ratio As required by zone With the exception of residential uses, a building or structure on an alley lot shall be subject to the same permissions, conditions, and restrictions as matter-of-right, special exception, and prohibited uses as the zone in which the alley lot is located. Residential use is permitted, subject to the following conditions: A building may not be constructed or converted to a single or multiple dwelling unit unless the lot is an Alley Record Lot and there is a minimum of four hundred and fifty square feet (450 sq. ft.) of lot area per unit; and The Alley Lot has access to an improved public street as follows: Through an improved public alley or alleys with an alley width of not less than twenty-four feet (24 ft.) at any point between the Alley Lot and the street; or The public street is within three hundred (300) linear feet of the Alley Lot as measured along an improved public alley or alleys with an alley width of not less than fifteen feet (15 ft.) at any point. 210.5 A residential use on an alley lot not meeting the access requirements of Subtitle I § 210.4(b) may be permitted by special exception if approved by the Board of Zoning Adjustment subject to Subtitle X, Chapter 9, and subject to the following additional criteria: (a) The Office of Zoning shall refer the application to the following agencies for their review and recommendation if filed to the case record within the forty (40) day period established by Subtitle A § 211: (1) Department of Transportation (DDOT); (2) Department of Public Works (DPW); (3) Metropolitan Police Department (MPD); (4) Fire and Emergency Medical Services Department (FEMS); (5) DC Water (WASA); (6) Department of Energy and the Environment (DOEE); and (7) If a historic district or historic landmark is involved, the Historic Preservation Office (HPO); and (b) The Board of Zoning Adjustment shall determine, after considering relevant agency comments concerning transportation and parking, waste management, public safety, water and sewer services, environmental impact, and historic preservation, if applicable, that: (1) Adequate public utilities and services can be provided to the alley lot dwelling and nearby properties; (2) Granting the special exception would not adversely impact the public health and safety of the residents of the alley lot dwelling or nearby properties; and (3) Granting the special exception would not result in undue adverse impacts to nearby properties. 210.6 The Board of Zoning Adjustment may grant as a special exception under Subtitle X, Chapter 9, and subject to the conditions of this subsection, a maximum building height of up to forty feet (40 ft.) and four (4) stories for a new or enlarged building on an Alley Record Lot, subject to the following conditions: (a) The proposed building shall not have a substantially adverse effect on the use or enjoyment of any abutting or adjacent dwelling or property, in particular: (1) The light and air available to abutting or adjacent properties shall not be unduly affected; (2) The privacy of use and enjoyment of abutting or adjacent properties shall not be unduly compromised; and (3) The proposed building, as viewed from the street, alley, and other public way, shall not substantially visually intrude upon the character, scale and pattern of nearby buildings to a degree that would substantially adversely affect the use or enjoyment of any abutting or adjacent property; (b) In demonstrating compliance with paragraph (a), the applicant shall use graphical representations such as plans, photographs, or elevation and section drawings sufficient to represent the relationship of the proposed building’s height to abutting or adjacent buildings and views from public ways; and (c) The Board of Zoning Adjustment may require special treatment in the way of design, screening, exterior or interior lighting, building materials, or other features for the protection of adjacent or nearby properties, or to maintain the general character of the nearby area. SOURCE: Final Rulemaking published at 63 DCR 2447, 3041 (March 4, 2016 – Part 2); as amended by Final Rulemaking published at 63 DCR 10932 (August 26, 2016); as amended by Final Rulemaking published at 67 DCR 12690 (October 30, 2020); as amended by Final Rulemaking published at 73 DCR 010197 (July 17, 2026). District of Columbia Municipal Regulations Zoning Regulations of 2016: Downtown (D) Zones 11-I DCMR § 210