Section 11-K504. DEVELOPMENT STANDARDS (CG-4)

504.1 The CG-4 zone (CG/CR) is intended to permit medium- to high-density mixed-use development with a balance of uses conducive to a higher quality of life and environment for residents, businesses, employees, and institutions; encourage provision of active pedestrian-oriented streets with active ground floor uses, particularly along specified primary streets; and promote pedestrian safety by separating pedestrian and vehicular circulation patterns.

504.2 The development standards in Subtitle K §§ 504.3 through 504.9 shall control the bulk of buildings in CG-4 zone. 

504.3 The permitted FAR in the CG-4 zone is as follows:

(a) The maximum permitted FAR in the CG-4 zone shall be 6.0 or 7.2 FAR with IZ, with a maximum non-residential FAR of 3.0;

(b) A building shall be allowed a maximum FAR of 8.2; provided that the additional 1.0 FAR shall be devoted solely to residential uses, which, for the purposes of this subsection, does not include hotel uses;

(c) A building or structure for a parks and recreation use shall have a maximum permitted gross floor area of forty-thousand square feet (40,000 sq. ft.); and

(d) To help ensure the provision of the desired range of uses and to encourage the development of a mix of uses in the CG-4 zone, two (2) or more lots within the CG-4 zone may be combined for the purposes of allocating residential and non-residential uses regardless of the normal limitation on floor area by uses on each lot, subject to the following:

(1) The non-residential floor area of a building may exceed the zone’s non-residential density, up to the maximum total density permitted within that zone;

(2) Non-residential floor area shall be the total gross floor area of the building not dedicated to uses in one (1) of the following categories:

(A) Residential;

(B) Emergency shelter; or

(C) Lodging uses;

(3) The aggregate residential and non-residential floor area on a lot shall not exceed the matter-of-right maximum floor area or height of the zone district, except when bonus density is being constructed in accordance with the provisions of Subtitle K § 504.3(b);

(4) The residential and nonresidential floor area on each individual parcel shall not exceed a maximum FAR of 8.0 on parcels for which a height of one hundred ten feet (110 ft.) is permitted or 8.5 FAR on parcels for which a height of one hundred thirty feet (130 ft.) is permitted by the Height Act;

(5) The amount of commercial density transferred from one (1) parcel to another may not exceed the lesser of an FAR of 3.0 or the amount of residential density being transferred;

(6) This section may not be used to transfer density to or from any other zone;

(7) The Zoning Commission may, at its discretion, grant an additional transfer of density of 1.0 FAR maximum to or within Squares 700, 701, and 702, subject to the applicant addressing to the satisfaction of the Zoning Commission the objectives and guidelines of Subtitle K § 510, as applicable; and

(8) No allocation of gross floor area shall be effective unless an instrument, legally sufficient to effect such a transfer, is filed consistent with the provisions of Subtitle K § 511.

504.4 The maximum permitted height in the CG-4 zone shall be as follows:

(a) The maximum permitted building height, not including the penthouse, in the CG-4 zone shall be ninety feet (90 ft.) and one-hundred feet (100 ft.)  with IZ; and

(b) Maximum permitted building height, not including the penthouse, shall be that permitted under the Height Act for any site utilizing the residential bonus density of Subtitle K § 504.3(b); or receiving combined lot density pursuant to Subtitle K § 504.3(f) but only to the extent necessary to accommodate any additional density received from another parcel:

(1) Subtitle K § 510 contains design-related conditions on height and upper story setbacks for segments of Half Street, S.E., Potomac Avenue, and South Capitol Street, designated streets of Subtitle K § 508; and

(2) In Squares 601, 656, and 657, those lots abutting or separated only by a street or alley from residentially zoned property shall provide a one-to-one (1:1) building setback for any part of a building or structure that exceeds ninety feet (90 ft.) on the side abutting the residential zone.

504.5 The maximum permitted height of a penthouse in the CG-4 zone shall be twenty feet (20 ft.), and the maximum number of stories within the penthouse shall be one (1) plus a mezzanine, except that a second story for penthouse mechanical space shall be permitted.

504.6 The maximum permitted lot occupancy for residential use in the CG-4 zone shall be seventy-five percent (75%), or eighty percent (80%) with Inclusionary Zoning.

504.7 The front setbacks for the CG-4 zone are as follows:

(a) The setback along M Street shall be measured from the face of the adjacent curb along M Street to the building or structure; and

(b) The front setback from South Capitol Street, S.E. and S.W. shall be provided for the entire height and frontage for each new building or structure.

504.8 For the CG-4 zone, a rear yard is required only for residential uses.  If required, the rear yard shall be:

 

(a) A minimum two and one-half inches (2.5 in.) per one foot (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 wall, but not less than twelve feet (12 ft.) shall be provided;

 

(b) Established no lower than the first level of residential use; and

 

(c) Measured as follows:

 

(1) Where a lot abuts an alley, the rear yard may be measured from the center line of the alley to the rear wall of the building or other structure; and

 

(2)Where a lot does not abut an alley, the rear yard shall be measured from the rear lot line to the rear wall of the building or other structure.

504.9 No side yard is required for the principal building; however, any side yard provided on any portion of the principal building shall be at least two inches (2 in.) per one foot (1 ft.) of height, and no less than five feet (5 ft.).

504.10 Where an open court is provided, the court shall have the following minimum dimensions:

TABLE K § 504.8:  MINIMUM COURT DIMENSIONS

 

Type of Structure	Minimum Width Open Court	Minimum Width Closed Court	Minimum Area Closed Court
Residential (except hotel):	4 in./ft. of height of court;   10 ft. minimum.	4 in./ft.  of height of court;   15 ft. minimum.	Twice the square of the required width of court dimension; 350 sq. ft. minimum.
Non-Residential and Lodging:	2.5 in./ft. of height of court;   6 ft. minimum.	2.5 in./ft. of height of court;   12 ft. minimum.	Twice the square of the required width of court dimension; 250 sq. ft. minimum.

504.11 In the case of an alteration affecting the amount of light and ventilation required in an existing building in an R, RF, or RA zone by other municipal law or regulation, no legally required window shall be permitted to open onto a court that does not comply with the dimensions given in Subtitle K § 504.7.

504.12 The minimum required GAR for the CG-4 zone shall be 0.2. 

504.13 Within the CG-4 zone, a plaza comprising eight percent (8%) of the lot area shall be provided for development on a lot of greater than ten thousand square feet (10,000 sq. ft.), in accordance with the provisions of Subtitle C, Chapter 17. Where preferred use space is required under this chapter and provided, the requirement to provide plaza space shall not apply.

 

 

authority

§ 1 of the Zoning Act of 1938, approved June 20, 1938 (52 Stat. 797, as amended; D.C. Official Code § 6-641.01 (2012 Repl.)).

source

Final Rulemaking published at 63 DCR 2447, 3176 (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 64 DCR 22 (January 6, 2017); as amended by Final Rulemaking published at 64 DCR 6110 (June 30, 2017).