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

The Mixed-Use Midtown Commercial (MU-MC) district is designed to promote a mix of pedestrian-oriented commercial, retail, and services along the Virginia Street corridor. The dimensional standards for this district vary based on proximity to Virginia Street and adjacent residential zones.

Lot and Building Standards Overview

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

• Minimum Lot Width: None specified
• Maximum Floor Area Ratio (FAR): None specified
• Building Separation: 10 feet minimum between principal buildings
• Street-Facing Garage: 20 feet minimum, measured from the sidewalk or planned sidewalk to the face of the garage

Density and Floor Area Ratio (FAR)

Density and FAR requirements in the MU-MC district are heavily dependent on the property's distance from Virginia Street [§ 18.02.312, Table 2-25]:

• Minimum FAR:
  • 0.5 minimum FAR is required for properties within 300 feet of Virginia Street (measured from the parcel line to the Virginia Street right-of-way boundary).
  • Exception: If a development contains more than one story and a mix of land use types (including residential and nonresidential), no minimum FAR or density is required [§ 18.04.1003(a)(3)].
• Minimum Density: 18 dwelling units per acre (du/acre) within 300 feet of Virginia Street.
• Maximum Density:
  • General: 30 du/acre.
  • Proximity Exception: There is no maximum density within one block of Virginia Street. On blocks adjacent to this one-block area, maximum densities do not apply to the approximate middle of the block. The remaining sides of these blocks are subject to the standard 30 du/acre maximum.

Setbacks

Setbacks in the MU-MC district are measured differently than in standard districts, particularly along the front property line.

Front Setbacks

• Base Requirement: 10 feet minimum [§ 18.02.312, Table 2-25].
• Measurement: Front setbacks are measured from the back of the curb or the proposed curb, rather than the property line [§ 18.02.312, Table 2-25; § 18.04.1003(a)(2)].
• Streetscape/Sidewalk Requirements: While the base table lists 10 feet, the general standards for Urban Districts require specific front setbacks to accommodate sidewalks and pedestrian amenities [§ 18.04.1003(a)(4)]:
  • Virginia Street and Fourth Street: 18-foot front setback required.
  • All Other Streets: 12-foot front setback required.
• Alley Exception: A minimum 0-foot setback is allowed if the property line abuts an alley and at least 24 feet of backup space (including the alley) is provided for all garage doors and parking spaces backing onto the alley [§ 18.02.312, Table 2-25].

Side and Rear Setbacks

• Base Requirement: 0 feet minimum [§ 18.02.312, Table 2-25].
• Residential Adjacency: If the building is located immediately adjacent to the MU-RES district or any residentially zoned property, a minimum setback of 5 feet is required [§ 18.02.312, Table 2-25].
• Alley Exception: A 0-foot setback is permitted abutting an alley, provided the 24-foot backup space requirement is met [§ 18.02.312, Table 2-25].

Height and Stories

Building height allowances transition down to protect the scale of adjacent established neighborhoods [§ 18.02.312, Table 2-25]:

• Within One Block of Virginia Street: Maximum height of 75 feet (up to 5 stories). Buildings exceeding 75 feet require a minor site plan review.
• Adjacent Blocks: The 75-foot height standard may be used but must transition down to the 35-foot height standard by the approximate middle of the block.
• All Other Areas: Maximum height of 35 feet (up to 2.5 stories).

Sections Cited

• § 18.02.312 MU-MC: Mixed-Use Midtown Commercial (Table 2-25 and Notes)
• § 18.04.1003 General Standards for Urban Districts (Site Layout, Setbacks, Density, and Sidewalks)