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

The Mixed-Use Midtown Commercial (MU-MC) district is designed to promote a mix of pedestrian-oriented commercial, retail, and services in the Midtown area along the Virginia Street corridor. The following dimensional standards govern lot size, density, setbacks, and building heights within the MU-MC district.

Lot, Density, and Floor Area Ratio (FAR) Standards

• Minimum Lot Width: No minimum requirement [§ 18.02.312].
• 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 outside this area [§ 18.02.312].
  • Maximum: No maximum requirement [§ 18.02.312].
• Density:
  • Minimum: 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 applies outside this area [§ 18.02.312].
  • 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 are not applicable to the approximate middle of the block, while the remaining sides of these blocks are restricted to the 30 du/acre maximum [§ 18.02.312].

Setbacks and Building Separation

Principal Building Setbacks

• Front Setback: 10 feet minimum. 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; § 18.04.1003(a)(2)]. Note: Specific sidewalk and streetscape requirements may necessitate larger effective setbacks (e.g., 18 feet along Virginia Street and Fourth Street, and 12 feet along other streets) to accommodate required obstruction-free zones and amenities [§ 18.04.1003(a)(4)].
• Side Setback: 0 feet minimum. If the building is located immediately adjacent to the MU-RES district or a residentially zoned property, the minimum setback is 5 feet [§ 18.02.312].
• Rear Setback: 0 feet minimum. If the building is located immediately adjacent to the MU-RES district or a residentially zoned property, the minimum setback is 5 feet [§ 18.02.312].
• Alley Exception: A minimum zero-foot setback is allowed for side and rear property lines abutting 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 [§ 18.02.312].

Garages and Building Separation

• Street-Facing Garage: Must be set back a minimum of 20 feet, measured from the sidewalk or planned sidewalk to the face of the garage [§ 18.02.312].
• Building Separation: A minimum of 10 feet is required between principal buildings on the same site [§ 18.02.312].

Height and Story Limits

Building heights in the MU-MC district vary based on proximity to Virginia Street to ensure scale consistency with adjacent established neighborhoods:

• Within One Block of Virginia Street: Maximum height is 75 feet (up to 5 stories). Buildings exceeding 75 feet require a minor site plan review [§ 18.02.312].
• Adjacent Blocks: The 75-foot height standard may be used but must transition to the 35-foot height standard by the approximate middle of the block [§ 18.02.312].
• All Other Areas: Maximum height is 35 feet (up to 2.5 stories) [§ 18.02.312].

Height Compatibility and Step-backs

To ensure compatibility with surrounding development, blocky, multi-story building forms devoid of articulation are prohibited. Residential development over 21 units per acre must incorporate specific design criteria, which includes graduating building height and mass in the form of building step-backs a minimum of 10 feet in depth, or using similar techniques so new structures have a comparable scale with existing structures [§ 18.04.1005(d)(3)].

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