Zoning commission hears bid to ease rules for alley-lot housing; advocates push to cut parking and restore 15-foot by-right access

The Zoning Commission on Jan. 12 took public testimony on ZC Case 25-06, a package of text amendments from the District’s Office of Planning (OP) intended to make it easier to build housing on alley lots across Washington, D.C.

OP planner Matt Jessick told commissioners the proposal focuses on three areas: subdivision rules, use permissions (including allowing residential use in some R1 and R2 zones), and development standards. Jessick said OP now proposes a modest increase in the matter-of-right height for alley lots from 20 to 22 feet, a special-exception pathway to allow additional height (up to 35 feet in residential zones and 40 feet in commercial zones), and the option to allow two units on larger alley lots. He said OP identified roughly 511 vacant lots that meet a 450-square-foot threshold and that these changes are intended to reduce regulatory barriers and encourage infill housing.

"We feel like the most likely lots to develop are the vacant lots," OP said, noting they "meet the minimum size threshold of 450 square feet." Jessick also said OP has proposed keeping parking minimums in place for now but relying on the Board of Zoning Adjustment's (BZA) special-exception authority to reduce or eliminate parking on a case-by-case basis.

Nut graf: The hearing drew broad support from housing advocates, neighborhood commissioners and designers, but attendees pressed OP and agencies on three hot-button items: alley width for by-right subdivision, a proposed increase in pervious-surface requirements, and parking minimums. Many witnesses argued that agency…