Chapter 18.120
CORRIDORS AND GATEWAYS OVERLAY (CG-O) DISTRICT
Sections:
18.120.030 Effect on standards.
18.120.040 Development standards.
18.120.060 Other nonresidential architectural design standards.
18.120.070 Nonresidential density and intensity standards.
18.120.080 Nonresidential driveway standards.
18.120.090 Residential setback standards.
18.120.010 District intent.
The CG-O (corridors and gateways overlay) district is intended to promote a plan for rational, aesthetically pleasing, and cohesive development in areas along Angola’s major arterial streets and gateways.
(A) Applicability.
(1) Streets that are subject to the CG-O district are designated on the zoning map.
(2) The CG-O district shall extend 400 feet from the right-of-way line on each side of the designated street.
(3) The CG-O district includes areas within Angola’s city limits and the city’s extraterritorial jurisdiction.
(4) Agricultural uses and structures in the AG district are exempt from the requirements of the CG-O district.
(B) Land Use Restrictions.
(1) Uses that involve outdoor storage are restricted. [Ord. 1746-2023; Ord. 1286-2008. UDO § 3.05.]
18.120.020 Effect on uses.
All uses allowed as a permitted use or special exception use in the underlying zoning district shall remain permitted except for the following prohibited uses:
(A) Outdoor storage. [Ord. 1746-2023; Ord. 1286-2008. UDO § 3.05.]
18.120.030 Effect on standards.
The development standards of Division II of this title, Zoning Districts, and Division VI of this title, Development Standards, apply where an alternative development standard has not been specified herein for the CG-O district.
The design standards of Division IV of this title, Subdivisions, and Division V of this title, Design Standards, apply where an alternative design standard has not been specified herein for the CG-O district. [Ord. 1746-2023; Ord. 1286-2008. UDO § 3.05.]
18.120.040 Development standards.
This corridors and gateways overlay district development standards section applies when the corridors and gateways overlay district exists over any of the following underlying zoning districts: PR, AG, AC, ER, R1, R2, R3, R4, R5, TR, LR, MH, UV, IS, NC, DC, C1, C2, HC, I1, I2, I3, HI. The following standards apply:
(A) Cross-Reference. Refer to Division II of this title, Zoning Districts, and Division VI of this title, Development Standards, for standards applicable to the underlying zoning district.
(B) Exemptions. Agricultural uses and structures in the AG district are exempt from the requirements of the CG-O district.
(C) Accessory Structure Standards.
(1) Applicability. This accessory structure standards subsection applies to all underlying zoning districts within the CG-O district.
(2) Compatibility. All accessory structures and uses that are permitted in the underlying zoning district shall be permitted, except that any attached or detached accessory structure shall have on all sides the same proportions, architectural features, construction materials, and be architecturally complementary to the primary structure with which it is associated. [Ord. 1746-2023; Ord. 1286-2008. UDO § 3.06.]
18.120.050 Design standards.
This corridors and gateways overlay district development standards section applies when the corridors and gateways overlay district exists over any of the following underlying zoning districts: UV, IS, NC, C1, C2, HC. The following standards apply:
(A) Project Applicability. These architectural standards shall apply to construction of a new primary structure or additions to a primary structure. Where an addition is made to an existing structure, the architectural standards shall apply only to the new construction. Interior remodeling of existing structures shall not cause the exterior of the structure to be subject to these architectural standards.
(B) Consistency. Each structure may be unique; however, all structures within a single development shall be complementary in design, theme, materials, and architecture.
(C) Form. Lineal or strip development shall incorporate variations in building height, building mass, roof forms, and changes in wall planes. Lineal or strip development is discouraged.
(D) Façades. The architectural style, materials, color and design on the front elevation shall be applied to all elevations of the structure.
(1) Exterior Materials. A minimum of three materials from the following list shall be used for building exteriors:
(a) Stone.
(b) Brick.
(c) Split-face concrete masonry units.
(d) Integrally colored concrete masonry units.
(e) Fiber cement board.
(f) Exterior insulation finish system (EIFS).
(g) Stucco.
(h) Architectural precast (panels or detailing).
(i) Architectural metal panels.
(j) Glass.
(k) Ornamental metal.
(2) Glass. Large expanses of glass shall be permitted, up to 70 percent of the façade area. The structure may not be constructed entirely of a metal and glass curtain wall.
(3) Wall Planes.
(a) For every 50 feet of structure facing a public street, as measured horizontally, there shall be a minimum four-foot projection or recess in the façade (vertical plane). The projection or recess can be realized with setbacks of the structure façade or architectural elements including, but not limited to, arcades, columns, piers and pilasters.
(b) Any wall exceeding 50 feet in length shall include at least one change in wall plane. The minimum change in plane shall be five feet.
(4) Façade Colors. Façade colors shall be low reflectance, subtle, or neutral hues or tones. The use of high-fluorescent colors shall not be permitted.
(E) Entries.
(1) General. Entries shall be clearly defined and accentuated with such features as awnings, porticoes, overhangs, recesses or projections, arcades, raised corniced parapets over the door, peaked roof forms, or arches.
(2) Required Features. Each structure greater than 3,000 square feet shall have clearly defined, highly visible customer entrance featuring at least two of the following components:
(a) Canopies or porticoes.
(b) Overhangs.
(c) Arcades.
(d) Raised corniced parapets over the door.
(e) Peaked roof forms.
(f) Arches.
(g) Outdoor patios.
(h) Architectural details such as decorative tile work, brickwork or moldings that are integrated into the building structure and design.
(i) Integrated planters or wing walls that incorporate landscaped areas and/or places for sitting.
(j) Columns.
(k) Awnings.
(l) Enframed window walls.
(F) Roof.
(1) Flat Roofs.
(a) No more than 50 percent of the roof shall be flat unless the roof has an architectural addition. Flat roofs shall have architectural significance, such as different sections of flat roofs so the roof can be given variation with different heights.
(b) Parapets shall not exceed 15 feet as measured from the top of the roof deck and shall conceal flat roofs and be in proportion to the supporting walls.
(2) Pitched Roofs.
(a) Minimum pitch shall be six vertical units to 12 horizontal units.
(b) Pitched roofs shall be comprised of three or more roof slope planes.
(c) Pitched roofs shall be covered with high quality roofing materials such as natural clay tiles, slate, concrete tiles (with natural texture and color), high quality standing-seam metal roofing with low-gloss finish or dimensional asphalt or fiberglass shingles.
(3) Variation in Roof Line. For structures with elevations in excess of 100 feet in width, a variation in roof line shall be employed for architectural interest and to reduce the apparent scale of the buildings. Sloped roofs shall not exceed 100 feet without a change in roof plane or a gable or dormer.
(G) Mechanical and Utility Equipment Screening. All mechanical equipment, trash compactors, and the like shall be screened using enclosures that are architecturally compatible with the primary structure.
(1) Ground-Mounted Features. Mechanical and utility equipment located on the ground shall be screened using landscaping, fencing, or walls.
(2) Roof-Mounted Features. Mechanical and utility equipment located on roofs shall be screened using parapet walls or other roof designs.
(H) Trash Receptacle Screening.
(1) Design. Trash receptacles shall be enclosed with a solid enclosure that complements the architecture of the primary structure. Trash receptacles enclosures attached to the primary structure shall be designed as an architecturally integrated part of the primary structure.
(2) Height. The minimum height of the trash receptacle enclosure shall be the height of the trash receptacle plus two feet, or at least six feet, whichever is greater.
(3) Enclosure Gate. The enclosure shall contain a solid gate. The gate shall be maintained in operable condition. The gate shall remain closed except when the dumpster is being accessed.
(4) Landscaping. Shrub plantings shall be provided where possible to further enhance the wall enclosure. [Ord. 1746-2023; Ord. 1286-2008. UDO § 3.07.]
18.120.060 Other nonresidential architectural design standards.
This corridors and gateways overlay district development standards section applies when the corridors and gateways overlay district exists over any of the following underlying zoning districts: PR, AC, I1, I2, I3, HI. The following standards apply:
(A) Project Applicability. These architectural standards shall apply to construction of a new primary structure or additions to a primary structure. Where an addition is made to an existing structure, the architectural standards shall apply only to the new construction. Interior remodeling of existing structures shall not cause the exterior of the structure to be subject to these architectural standards.
(B) Compatibility. All buildings on a site shall be complementary in design, theme, materials and architecture.
(C) Façade. The architectural style, materials, color and design of the front façade shall be applied to all elevations of the structure that are visible from a street.
(1) Exterior Materials: All exterior siding shall be comprised of the following materials:
(a) Masonry.
(b) Stone.
(c) Fiber cement plank siding.
(d) Decorative precast panels.
(e) Integrally colored, textured concrete masonry unit.
(f) External insulation finish system.
(g) Concrete tilt-up panels with brick or stone facing.
(2) Façade Colors. Façade colors shall be low reflectance, subtle, or neutral hues or tones. The use of high-fluorescent colors shall be prohibited.
(D) Entries. Pedestrian and customer entries shall be emphasized by overhanging eaves, canopies, sloped roofs, offset roof lines, projected or recessed areas, or a change in building materials.
(E) Roof.
(1) Pitched Roofs.
(a) Minimum pitch shall be six vertical units to 12 horizontal units.
(b) Pitched metal roofs shall have a low-gloss finish.
(2) Flat Roofs. No more than 50 percent of the roof shall be flat unless the roof has an architectural addition. Flat roofs shall have architectural significance, such as different sections of flat roofs so the roof can be given variation with different heights.
(3) Variation in Roof Line. For structures over 25,000 square feet, a variation in roof line shall be used to reduce the scale of the building.
(F) Mechanical and Utility Equipment Screening. All mechanical equipment, trash compactors, and the like shall be screened using enclosures that are architecturally compatible with the primary structure.
(1) Ground-Mounted Features. Mechanical and utility equipment located on the ground shall be screened using landscaping, fencing, or walls.
(2) Roof-Mounted Features. Mechanical and utility equipment located on roofs shall be screened using parapet walls or other roof designs.
(G) Trash Receptacle Screening.
(1) Design. Trash receptacles shall be enclosed with a solid enclosure that complements the architecture of the primary structure. Trash receptacle enclosures attached to the primary structure shall be designed as an architecturally integrated part of the primary structure.
(2) Height. The minimum height of the trash receptacle enclosure shall be the height of the trash receptacle plus two feet, or at least six feet, whichever is greater.
(3) Enclosure Gate. The enclosure shall contain a solid gate. The gate shall be maintained in operable condition. The gate shall remain closed except when the dumpster is being accessed.
(4) Landscaping. Shrub plantings shall be provided where possible to further enhance the wall enclosure. [Ord. 1746-2023; Ord. 1286-2008. UDO § 3.08.]
18.120.070 Nonresidential density and intensity standards.
This corridors and gateways overlay district development standards section applies when the corridors and gateways overlay district exists over any of the following underlying zoning districts: PR, UV, IS, NC, DC, C1, C2, HC, I1, I2, I3, HI. The following standards apply:
(A) Minimum Gross Floor Area. All structures, except permitted accessory structures, shall have a minimum of 15,000 square feet of gross floor area, excluding the floor area of any basement or any accessory structure; or a minimum of three structures, with each structure no less than 5,000 square feet in gross floor area, excluding the floor area of any basement or any accessory structure in an architecturally integrated campus-style grouping. [Ord. 1746-2023; Ord. 1286-2008. UDO § 3.09.]
18.120.080 Nonresidential driveway standards.
This corridors and gateways overlay district development standards section applies when the corridors and gateways overlay district exists over any of the following underlying zoning districts: UV, IS, NC, DC, C1, C2, HC, I1, I2, I3, HI. The following standards apply:
(A) Accessibility. Direct access to the streets subject to the CG-O district shall not be permitted unless the site does not have access to another public street or common access street. Direct access onto any street subject to the CG-O district shall be closed, if another means of access is established at a later date. Closing the access includes removing the entrance and driveway improvements and establishing the landscape greenbelt within six months. [Ord. 1746-2023; Ord. 1286-2008. UDO § 3.10.]
18.120.090 Residential setback standards.
This corridors and gateways overlay district development standards section applies when the corridors and gateways overlay district exists over any of the following underlying zoning districts: ER, R1, R2, R3, R4, R5, LR, MH. The following standards apply:
(A) Setbacks. Residential structure shall be set back at least 100 feet of the right-of-way line that is the subject of the CG-O district unless that residential structure is being rebuilt under the provisions of AMC 18.184.040, Legal nonconforming structures. [Ord. 1746-2023; Ord. 1286-2008. UDO § 3.11.]