Mixed-Use Midtown Commercial (MU-MC) Dimensional Standards

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 lots and buildings in this district are structured to ensure appropriate scale, density, and transitions to adjacent neighborhoods.

Lot and Building Standards

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

• Minimum Lot Width: No minimum requirement.
• Floor Area Ratio (FAR):
  • Minimum: 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: No maximum requirement.
• Density:
  • Minimum: 18 dwelling units (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: 30 du/acre. 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 restricted to the 30 du/acre maximum.
• 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.

Setback Requirements

Setbacks in the MU-MC district are subject to specific measurement rules and adjacency conditions [§ 18.02.312(a), Table 2-25]:

• Front Setback: 10 feet minimum.
  • Measurement: Front setbacks are measured from the back of the curb or proposed curb [§ 18.02.312(a); § 18.04.1003(a)(2)a].
  • Street-Specific Requirements: While the base table requires 10 feet, general urban standards mandate an 18-foot front setback along Virginia Street and Fourth Street, and a 12-foot front setback along all other streets to accommodate specific sidewalk and amenity zones [§ 18.04.1003(a)(4)b].
• Side Setback: 0 feet minimum.
  • Adjacency Exception: If the building is located immediately adjacent to the MU-RES district or a residentially zoned property, the minimum side setback is 5 feet.
• Rear Setback: 0 feet minimum.
  • Adjacency Exception: If the building is located immediately adjacent to the MU-RES district or a residentially zoned property, the minimum rear setback is 5 feet.
• Alley Exception (Side/Rear): A minimum zero-foot 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.

Height and Story Limits

Building heights in the MU-MC district vary based on proximity to Virginia Street to provide a transition to surrounding neighborhoods [§ 18.02.312(a), 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, provided there are transitions down to the 35-foot height standard by the approximate middle of the block.
• Other Areas: Maximum height of 35 feet (up to 2.5 stories).

General Urban District Exceptions

• Multi-Story Mixed-Use Buildings: If a development contains more than one story and includes a mix of land use types (both residential and nonresidential), no minimum gross floor area ratio (FAR) or minimum density is required [§ 18.04.1003(a)(3)b].
• Density Alternatives: Minimum residential densities and FAR requirements may be modified through a phasing plan or a minor site plan review. Lower densities may also be permitted to preserve historic structures or support the adaptive reuse of vacant buildings [§ 18.04.1003(a)(3)].

Sections Cited

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