Building Heights in the Nation's Capital |
Why Care About Building Heights?
Building heights have been regulated almost as long as we’ve had buildings. Sanitation and safety were the primary concerns when technology limited buildings to five or six stories. After technological advancements in the late 1800s spurred the construction of higher buildings, additional considerations arose, including the ability of city infrastructure to accommodate greater density and the aesthetic consequences for the surrounding area. |
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The Cairo apartment building, built 1894 |
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Height Act of 1910
Congress passed the first law regulating the District’s building heights in 1899, prompted by the construction of the 164-foot Cairo building in 1894. This law was subsequently amended into the Height Act of 1910. |
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How High
Can We Go?
Street Width: The Key Factor
Contrary to popular belief, DC’s federal height limits are not related to the height of the Capitol or the Washington Monument. Building heights are determined by the width of the street on which a building is situated.
The Height Act limits buildings to 90 feet in residential areas. Buildings in commercial areas can be as high as the width of the street plus 20 feet, but cannot exceed 130 feet. The exception is along Pennsylvania Avenue between the White House and the Capitol. Buildings on this ceremonial boulevard can rise to 160 feet.
Zoning Also Important
DC Zoning Regulations frequently impose lower height limits than those established by federal law. This helps preserve the character and historic quality of city neighborhoods. Important considerations when establishing allowable building heights under zoning include land use, street width, and the appearance of the surrounding structures. |
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Street width determines height limits in the city's commercial areas |
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| Zoning regulations preserve the historic qualities of Washington's neighborhoods |
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DC’s Walkable Neighborhoods
Human Scale
The city’s broad streets and mid-sized buildings create an airy, light-filled environment. Its human scale invites people into public spaces and preserves views of historic buildings. It has also has made it one of the most walkable cities in the United States.
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Unique, Symbolic Character
Great cities around the world have recognizable skylines. Washington’s horizontal skyline is part of its unique character. It provides a backdrop for buildings of national significance like the Capitol and the Washington Monument. Its openness—viewed from afar and at street level—has come to embody shared values of equality and freedom.
Environmental Sustainability
“Zero-impact” developments and cities are under construction around the world. Planners are finding that smaller scales are desirable for creating communities that require no outside fuels and release no pollution into the air and water. |
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Washington's symbolic skyline |
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Enforcement
Federal Authorities
NCPC approves plans for all federal buildings in the District of Columbia, DC public buildings within the central area, and private development within the Pennsylvania Avenue Historic Site. As part of its review, the Commission ensures that structures and zoning law are in compliance with the Height Act of 1910.
The U.S. Commission of Fine Arts provides expert advice to the President, Congress, and other federal and local authorities to preserve the dignity of the capital city. Conformance with the Height Act is one of many laws that guides its review process.
Local Authorities
The DC Department of Consumer and Regulatory Affairs (DCRA) issues building permits for private development. DCRA verifies compliance with the federal height limit and the DC Zoning Regulations before issuing a permit.
The District of Columbia Zoning Commission establishes the Zoning Regulations and reviews all requests for planned unit development (PUD) proposals.
NCPC reviews changes to the DC Zoning Map and Regulations before they are enacted.
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