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

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, with higher-density housing allowed near South Virginia Street [§ 18.02.312(a)].

The following dimensional standards apply to lots and buildings within the MU-MC zoning district.

General Lot and Building Standards

Source: [§ 18.02.312, Table 2-25]

Detailed Measurement Rules and Exceptions

Density and Floor Area Ratio (FAR)

• Proximity to Virginia Street: A minimum FAR of 0.5 and a minimum density of 18 du/acre are required within 300 feet of Virginia Street, measured from the parcel line to the Virginia Street right-of-way boundary [§ 18.02.312, Table 2-25, Notes 2 & 3].
• Maximum Density Exceptions: There is no maximum density limit within one block of Virginia Street. On blocks immediately adjacent to this one-block area, maximum densities do not apply to the approximate middle of the block. The remaining sides of these adjacent blocks are restricted to the standard maximum density of 30 du/acre [§ 18.02.312, Table 2-25, Note 4].
• Phasing and Modifications: Minimum residential densities and FAR may be modified through an approved phasing plan or a minor site plan review [§ 18.04.1003(a)(3)].

Setbacks

• Front Setback Measurement: Front setbacks in the MU-MC district are measured from the back of the curb or proposed curb, rather than the property line [§ 18.02.312, Table 2-25, Note 9; § 18.04.1003(a)(2)a].
• Street-Specific Front Setbacks (Sidewalk Standards): While the general table lists a 10-foot minimum, specific sidewalk and streetscape standards require an 18-foot front setback along Virginia Street and Fourth Street, and a 12-foot front setback along all other streets, measured from the back of the curb [§ 18.04.1003(a)(4)b].
• Alley Access: A minimum zero-foot side or rear setback is permitted when the property line abuts an alley, provided at least 24 feet of backup space (including the alley width) is available from all garage doors and parking spaces backing onto the alley [§ 18.02.312, Table 2-25, Note 6].
• Residential Adjacency: If a building is located immediately adjacent to the MU-RES district or any residentially zoned property, the minimum side and rear setback is increased to 5 feet [§ 18.02.312, Table 2-25, Note 7]. Additional setbacks and stepbacks may apply if built within 150 feet of LL, SF, MF-14, or MD-PD zones [§ 18.04.1003(c)(1)].

Building Height and Massing

• Height Limits by Location: The 75-foot (5 stories) height standard applies within one block of Virginia Street. On blocks adjacent to this area, the 75-foot standard may be used if it transitions down to the 35-foot standard by the approximate middle of the block. All other areas are restricted to 35 feet (2.5 stories) [§ 18.02.312, Table 2-25, Note 8].
• Height Exceptions: Buildings exceeding 75 feet require a minor site plan review [§ 18.02.312, Table 2-25, Note 8].
• Massing for Higher-Density Residential: Residential developments exceeding 21 units per acre must incorporate specific design criteria, including graduating building height and mass in the form of building step-backs that are a minimum of 10 feet in depth [§ 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