Wells Avenue Neighborhood Planning Area (WANP) Overlay District

The Wells Avenue Neighborhood Planning Area (WANP) Overlay District establishes specific development standards to preserve the historic character and enhance the pedestrian-oriented environment of the Wells Avenue corridor and its surrounding residential neighborhoods. These regulations are superimposed over underlying base zoning districts, with the overlay standards prevailing in the event of a conflict [§ 18.02.603(g)(1); § 18.02.601(c)].

General Development Standards

These standards apply to all parcels within the WANP boundaries, excluding those designated as Urban Residential/Commercial or Public Facility [§ 18.02.603(g)(3)].

Building Orientation and Materials

• Orientation: Primary buildings must be oriented toward and accessed from the front yard and street, with the main entrance on the front facade [§ 18.02.603(g)(3)c].
• Prohibited Materials: Traditional forms of sheet metal siding, tilt-up concrete panels, and smooth-faced gray concrete block are prohibited as primary building materials [§ 18.02.603(g)(3)d].

Off-Street Parking Requirements

Parking requirements are determined by the specific use and location within the district.

Residential Use Type	Minimum Required On-Site Spaces
1 bedroom or studio unit	1 space per unit
2 bedroom unit	1.25 spaces per unit
3 or more bedroom unit	1.75 spaces per unit
Senior citizen housing	0.5 per bedroom + 1 per employee (largest shift)
Guest parking	1 space per 9 dwelling units

Source: [Section 18.02.603(g), Table 2-42]

For non-residential uses in the Wells Avenue-Mixed-Use (WA-MU) area, restaurant, bar, and retail uses must follow Downtown Parking District requirements. Other non-residential uses follow Level 2 Parking District requirements, though the Administrator may grant a 50% reduction [§ 18.02.603(g), Table 2-41].

Residential Standards (MR-14, MR-30, and MUR)

Infill development and renovations in Mixed-Residential and Mixed-Use Residential areas must complement the existing neighborhood framework [§ 18.02.603(g)(4)].

• Building Massing: Multi-family buildings must be articulated to appear as separate homes (by stepping back the facade 10 feet) or designed to resemble a large single-family home [§ 18.02.603(g)(4)c].
• Maximum Building Length: Multi-family buildings may not exceed 80 feet in length [§ 18.02.603(g)(4)e].
• Garages and Parking: Off-street parking is prohibited in the front yard setback. Garages must be accessed from an alley or detached and located in the rear yard [§ 18.02.603(g)(4)f].
• Building Variety: No single housing type (e.g., apartments, duplexes, or townhomes) may occupy more than 40% of a block face [§ 18.02.603(g)(4)g].

Sub-District Specific Regulations

Single-Family (SF) Designation

Intended to preserve the predominantly detached character of the area [§ 18.02.603(g)(5)].

• Height: Maximum 2 stories or 30 feet.
• Building Coverage: Shall not exceed 20% above the existing lot coverage or 30% total, whichever is less.
• Driveways: Maximum width of 20 feet within the front and side setbacks.
• Prohibited Uses: Multi-family, townhouses, zero lot-line homes, and mini-warehouses.

Multi-Family Designations (MF-14 and MF-30)

• MF-14: Maximum height of 2 stories or 35 feet. Building coverage is capped at 45%, though it may increase to 65% if height is restricted to 1.5 stories or 30 feet [§ 18.02.603(g)(6)].
• MF-30: Maximum height of 3 stories or 45 feet. Building coverage is capped at 50%, with a potential increase to 70% if specific setback and height limits are met [§ 18.02.603(g)(7)].

Wells Avenue Mixed-Use (WA-MU)

This area is designed as a pedestrian-oriented "main street" [§ 18.02.603(g)(8)].

• Height: Maximum 3 stories or 45 feet.
• Transparency: At least 40% of the ground floor facade for non-residential uses must be transparent windows.
• Footprint: Single-use commercial buildings are limited to a maximum of 30,000 square feet.
• Streetscape: A continuous 8-foot-wide street tree/furniture zone and an 8-foot-wide sidewalk are required.
• Pedestrian Amenities: 25% of the required landscape area must be devoted to amenities like benches, public art, or outdoor dining.

Mixed-Use Residential (MUR)

The MUR area emphasizes a "quaint" character by limiting commercial intensity [§ 18.02.603(g)(9)].

• Prohibited Uses: Auto repair, drive-throughs, motels, and mini-warehouses.
• Height: Maximum 3 stories or 45 feet.
• Building Coverage: Standard limit of 40%, which can increase to 60% if height is limited to 35 feet.

Signage Regulations

Signs in the WANP must be constructed of durable materials (no cardboard or fabric) [§ 18.02.603(g)(8)l].

• Prohibited Signs: Temporary hand-painted/hand-written signs, electronic reader boards, and video displays.
• Hanging Signs: Encouraged for the pedestrian scale; limited to 24 inches in height and 3 feet in length.
• Freestanding Signs: In MUR areas, the maximum height is 6 feet [§ 18.02.603(g)(9)e].