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

The MU-MC (Mixed-Use Midtown Commercial) 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 remain consistent with adjacent established neighborhoods while allowing higher-density housing near South Virginia Street [§ 18.02.312(a)].

Lot and Building Standards

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

• Lot Width (Minimum): 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 applies elsewhere.
  • 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 applies elsewhere.
  • Maximum: 30 du/acre generally. However, 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, while the remaining sides of these blocks are restricted to the 30 du/acre maximum.
• Building Separation: 10 feet minimum between principal buildings.

Setback Requirements

• Front Setback (Minimum): 10 feet.
  • Measurement: Front setbacks in the MU-MC district are measured from the back of the curb or the proposed curb [§ 18.02.312, Table 2-25; § 18.04.1003(a)(2)a].
  • Sidewalk/Streetscape Exception: For sidewalk design purposes, an 18-foot front setback is required along Virginia Street and Fourth Street, and a 12-foot front setback is required along all other streets (measured from the back of the curb) to accommodate obstruction-free sidewalks, street furniture, and window shopping areas [§ 18.04.1003(a)(4)b].
• Side Setback (Minimum): 0 feet.
  • Exception: A minimum 5-foot setback 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 5-foot setback 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 minimum, measured from the sidewalk or planned sidewalk to the face of the garage.

Height and Story Limits

Building heights in the MU-MC district vary based on proximity to Virginia Street [§ 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.
• Blocks Adjacent to the One-Block Area: 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.
• All Other Areas: Maximum height of 35 feet (up to 2.5 stories).

Note: Residential development over 21 units per acre must incorporate specific massing techniques, such as graduating building height and mass in the form of building step-backs a minimum of 10 feet in depth, to maintain a comparable scale with existing structures [§ 18.04.1005(d)(3)e].

General Measurement and Density Rules

• Density Application: Minimum densities apply to vacant sites or sites where existing structures will be demolished for new construction. For mixed-use projects containing more than one story and a mix of residential and nonresidential uses, no minimum FAR or density is required [§ 18.04.1003(a)(3)].
• Accessory Structures: Accessory structures and buildings in the MU-MC district must comply with the same bulk and dimensional standards applicable to the principal structure [§ 18.03.404(a)].

Sections Cited

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