RA-1 Text Amendment — missing-middle expansion in lowest-density apartment zone (PENDING) (DC)
Tracked preemption from the District of Columbia overlay bundle.
Overview
← All state preemptionsDistrict of Columbia overlay roll-upDistrict of Columbia zoning wikiDistrict of Columbia building codesFederal overlaysGlossaryFederal-conflict: Not flagged
Effective
None
Sunset
—
Authority
district
Scope
state:DC
Other District of Columbia preemptions
NCPC Submission Guidelines — tightened federal review staging (in force 2026-01-08)New York Avenue (NYE) text/map amendments — fixed 8% IZ set-asideComprehensive Plan Amendment Act of 2021 — District Elements + NCPC Federal ElementsDC Inclusionary Zoning Plus — deeper affordability overlayZR 2016 — Zoning Regulations of 2016 (11 DCMR)DC Inclusionary Zoning — mandatory citywide IZ (ZR 2016 Subtitle C Ch. 10)DC Home Rule Act of 1973 — Congressional review & §602(a) reserved mattersNCPC — federal review of DC projects affecting federal interest
Trigger predicate
When this evaluates true for a parcel, the law's preempted fields take precedence over base zoning.
AND
parcel.zr_2016_zone==RA-1overlay.status==adopted
Preempted fields
1 field on the base district schema is rewritten when the trigger fires.
| Field | Op | Value | Note |
|---|---|---|---|
base_districts[zone=RA-1].allowed_uses | add | small_multifamily_by_right | PENDING — would permit missing-middle / stacked-flat typologies by-right in RA-1 if ZC adopts post-2026-01-05 hearing |
Citation
Authority source
Office of Planning text amendment to ZR 2016 Subtitle F (Residential Apartment); submitted to Zoning Commission 2025-06-02; ZC public hearing 2026-01-05
§ ZR 2016 Subtitle F (RA zones)
Research notes
Status: PENDING. RA-1 is the lowest-density apartment zone in ZR 2016 (Subtitle F). If adopted, would reset multifamily-by-right posture for every RA-1 parcel citywide. Revisit after 2026-01-05 hearing and any subsequent ZC adoption action. Do not apply preemption effects until effective_date is set.