The purposes of the Fort Totten Mixed-Use zones (MU-28 and MU-29) are to:

  • Encourage future residential and commercial development while enabling existing industries to remain in the District; and
  • Protect surrounding residential areas from the adverse impacts of existing industrial support uses by means of the buffering standards.

The MU-29 zone is intended to permit medium- to high-density development with a balance of uses conducive to a higher quality of life and environment for residents, businesses, employees, and institutions.

Development Standards
Floor Area Ratio (max.)1, 2 Height (ft.) Penthouse Height (ft.)/Stories3 Lot Occupancy
Rear Yard (ft.)4 Side Yard (ft.) Green Area Ratio Zoning Regulation Reference
MU-28 5.0 80 A Penthouse shall be included within the max. permitted building height 75 12 ft. If a side yard is provided, it shall be at least two inches (2 in.) wide for each one foot (1 ft.) of height of building, but no less than five feet (5 ft.). 0.20 Subtitle G, Chapter 9
6.0 (IZ) 90 (IZ) 1 story 8 ft. for attached or semi-detached dwelling.
3.0 (non-residential)

Use Permissions Courts Parking Inclusionary Zoning Setbacks and Screening
Subtitle U, Chapter 5 Subtitle G § 202 Subtitle C, Chapter 7 Subtitle C, Chapter 10 Subtitle G § 908

1 Density may be increased in the MU-28 and MU-29 zones in an existing building on a lot with an area 10,000 sq. ft. or less, and it may have a maximum density of 2.0 FAR for non-residential uses, provided the uses are located in the ground story and the story directly above the ground story.
2 In the MU-29 zone, combined lot development is permitted for the purposes of allocating gross floor area devoted to residential and non-residential uses in Zone Maximum FAR Total Permitted Maximum Non-Residential Use in accordance with the provisions of Subtitle G § 100.4. Both lots shall be located within the same square and shall be zoned MU-29.
3 Buildings proposed to have a height in excess of 65 ft. shall provide special architectural features, roof parapet detailing, and design consideration of roof top and penthouse structures to ensure that the views and vistas from the historic fortification of Fort Totten are not degraded or obstructed.
In the MU-29 zone, rear yards are required only for residential uses and shall be established subject to the following conditions: (a) A rear yard shall be established no lower than the first level of residential use; (b) Where a lot abuts an alley, the rear yard may be measured from the center line of the alley to the rear wall of the building or other structure; and (c) Where a lot does not abut an alley, the rear yard shall be measured from the rear lot line to the rear wall of the building or other structure.