Dimensional Standards for the MU-MC (Mixed-Use Midtown Commercial) District

The Mixed-Use Midtown Commercial (MU-MC) district is intended to promote a mix of pedestrian-oriented commercial, retail, and services in the Midtown area along the Virginia Street corridor. The dimensional standards ensure that site design, uses, and scale are consistent with adjacent established neighborhoods [§ 18.02.312(a)].

Lot and Building Standards

The following dimensional standards apply to lots and buildings within the MU-MC district [§ 18.02.312, Table 2-25]:

Lot Width

• Minimum Lot Width: No minimum requirement.

Floor Area Ratio (FAR)

• Minimum FAR: 0.5 within 300 feet of Virginia Street (measured from the parcel line to the Virginia Street right-of-way boundary). No minimum in other areas.
• Maximum FAR: No maximum requirement.

Density

• Minimum Density: 18 dwelling units per acre (du/acre) within 300 feet of Virginia Street (measured from the parcel line to the Virginia Street right-of-way boundary). No minimum in other areas.
• Maximum Density: 30 du/acre, subject to the following exceptions:
  • No maximum density applies within one block of Virginia Street.
  • On blocks adjacent to the one-block area, maximum densities are not applicable to the approximate middle of the block. Densities on the remaining sides of these blocks are capped at 30 du/acre.
  • Note: Minimum densities apply to vacant sites or sites where existing structures will be demolished and rebuilt. Density standards may be modified through a phasing plan or minor site plan review [§ 18.04.1003(a)(3)].

Setbacks and Separation

• Front Setback (Minimum): 10 feet.
  • Measurement: Front setbacks in the MU-MC district are measured from the back of the curb or proposed curb [§ 18.02.312, Table 2-25; § 18.04.1003(a)(2)a].
  • Sidewalk/Streetscape Requirements: While the base setback is 10 feet, sidewalk standards for the MU-MC district require an 18-foot front setback along Virginia Street and Fourth Street, and a 12-foot front setback along all other streets, to accommodate obstruction-free sidewalks and streetscape amenities [§ 18.04.1003(a)(4)b].
• Side Setback (Minimum): 0 feet.
  • Exception: A minimum setback of 5 feet is required if the building is located immediately adjacent to the MU-RES district or a residentially zoned property.
• Rear Setback (Minimum): 0 feet.
  • Exception: A minimum setback of 5 feet is required if the building is located immediately adjacent to the MU-RES district or a residentially zoned property.
• Alley Setbacks: A minimum zero-foot side or rear setback is allowed when the property line abuts an alley, provided at least 24 feet of backup space (including the alley) is available from all garage doors and parking spaces that back up onto the alley.
• Street-Facing Garage: 20 feet (measured from the sidewalk or planned sidewalk to the face of the garage).
• Building Separation: 10 feet between principal buildings.

Height and Stories

• Maximum Height:
  • 75 feet (up to 5 stories): Applies within one block of Virginia Street. On blocks adjacent to the one-block area, the 75-foot standard may be used with transitions to the 35-foot standard by the approximate middle of the block. Buildings taller than 75 feet require a minor site plan review.
  • 35 feet (up to 2.5 stories): Applies to all other areas within the district.

Additional Compatibility Standards

To ensure compatibility with surrounding development, blocky, multi-story building forms devoid of articulation are prohibited. Residential developments over 21 units per acre must incorporate specific design criteria, such as graduating building height and mass (e.g., building step-backs a minimum of 10 feet in depth), orienting outdoor living spaces away from shared property lines, and utilizing similar roof pitches to adjacent structures [§ 18.04.1005(d)(3)e].

Sections Cited

• § 18.02.312 MU-MC: Mixed-Use Midtown Commercial
• § 18.04.1003 General Standards for Urban Districts
• § 18.04.1005 Supplemental Standards for Other Urban Districts