The WH-O (wellhead protection overlay) district is intended to protect the public water supply by minimizing the potential for contamination.

(A) Application of District.

(1) Areas where water flows to a public water supply or well field within a five-year period of time.

(2) Areas may be within Angola’s city limits or the city’s extraterritorial jurisdiction.

(3) Single-family and multiple-family dwelling units connected to a municipal sewer system are exempt from the WH-O district requirements.

(B) Land Use Restrictions.

(1) Uses that utilize or contain volatile, poisonous, toxic, or other material hazardous to the potability of water are restricted or excluded. [Ord. 1746-2023; Ord. 1286-2008. UDO § 3.01.]

All uses allowed as a permitted use or special exception use in the underlying zoning district shall remain permitted except for the following uses shall not be permitted:

(A) Body shop (automobile oriented).

(B) Car wash (automobile oriented).

(C) Confined feeding operation (small).

(D) Construction demolition landfill.

(E) Ethanol production facility.

(F) Gas station.

(G) Golf course.

(H) Gravel or sand mining.

(I) Heavy equipment repair.

(J) Incinerator.

(K) Junkyard.

(L) Liquid fertilizer storage or distribution.

(M) Municipal airport.

(N) Municipal heliport.

(O) Oil change facility (automobile oriented).

(P) Processing of agricultural products (ethanol).

(Q) Recycling processing.

(R) Rendering plant.

(S) Sanitary landfill or refuse dump.

(T) Scrap metal yard.

(U) Truck stop (with idling).

(V) Truck stop (without idling). [Ord. 1746-2023; Ord. 1286-2008. UDO § 3.01.]

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 WH-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 WH-O district. [Ord. 1746-2023; Ord. 1286-2008. UDO § 3.01.]

This wellhead protection overlay district development standards section applies when the wellhead protection 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. Single-family and multiple-family dwelling units connected to a municipal sewer system shall be exempt from the WH-O district requirements.

(C) Best Management Practices. Uses within the WH-O district shall implement best management practices known to its particular industry. Simple, but important, practices include:

(1) Avoid Excess Potential Contaminant Usage. Each land use within the WH-O district shall use the minimal amount of the potential contaminant that is necessary to achieve the desired result, employ waste reduction and management strategies, and mandate responsible purchasing to reduce the threat of hazardous materials.

(2) Proper Use and Handling. Each land use within the WH-O district shall train employees and follow instructions on labels to ensure proper use and handling of potential contaminants.

(3) Proper Storage and Disposal. Each land use within the WH-O district shall create and implement a chemical management plan that includes a list of chemicals and potential contaminants used, the method of disposal, and procedures for assuring that chemicals and potential contaminants are not discharged.

(D) Sewer and Water Standards.

(1) Abandoned Wells. All known abandoned wells shall be identified and sealed at the surface or plugged with impervious materials in accordance with 312 IAC 13-10.

(2) Sanitary Sewer. Connection to the City of Angola municipal sanitary sewer system or a privately owned sanitary sewer system shall be required.

(E) Storage Tank Standards. The storage of flammable and combustible liquids in containers and tanks shall meet the fire and building safety standards as established in 675 IAC 13, Building Codes.

(1) Above-Ground Storage Tanks.

(a) Above-ground storage of flammable and combustible products shall not exceed 1,000 gallons.

(b) Above-ground storage of flammable and combustible liquids shall have corrosion protection for the tank and piping.

(c) Storage of more than 40 gallons of flammable or combustible liquids for more than 24 hours shall meet the following secondary containment requirements:

(i) Secondary containment shall be capable of containing 110 percent of the volume of the tank.

(ii) Secondary containment shall be designed to prevent and control the escape of the contaminant into ground water for a minimum of 72 hours, or designed and built with an outer shell that includes monitoring between the tank wall and outer shell.

(iii) The secondary containment structure shall be properly maintained and shall be free of vegetation, cracks, open seams, open drains, siphons, or other openings that jeopardize the integrity of the structure.

(iv) The secondary containment structure shall be designed to prevent the infiltration of precipitation.

(2) Underground Storage Tanks.

(a) New underground storage tanks (USTs) shall not be permitted.

(b) Existing underground storage tanks may be replaced or upgraded, but shall meet the following conditions:

(i) Underground storage tanks shall be constructed of noncorrosive material or materials having corrosion protection (externally coated and cathodically protected metal, double walls, metal having a thick corrosion resistant cladding or jacket, internal tank lining).

(ii) Spill protection, overfill protection, and leak detection features shall be incorporated on each underground tank system. [Ord. 1746-2023; Ord. 1286-2008. UDO § 3.02.]

(A) Additional Reviews. If a subdivision of land, planned development, special exception, variance, rezoning, or improvement location permit is proposed or requested for a site that lies fully or partially within the WH-O district, the proposed development and process shall be subject to an additional review by the Angola Water Department. The Angola Water Department may suggest conditions for approval or reasons for denial.

(B) Additional Notice. In addition to any required notice an applicant shall also give notice to the Angola Water Department when all or a portion of a site lies within a WH-O district. See Chapter 18.192 AMC, Processes. [Ord. 1746-2023; Ord. 1286-2008. UDO § 3.03.]

(A) Inspection. Land uses involving the storage or use of potential contaminants may be subject to periodic inspection by the Building Commissioner, Fire Marshal, or the Angola Water Department. The scope of inspections shall be limited to issues related to the storage and use of the potential contaminants.

(B) Testing. The Angola Water Department may request periodic testing for spillage or soil contamination.

(C) Reporting. The Angola Water Department and Angola Fire Department may require reporting of any spillage of contaminants into the soil. [Ord. 1746-2023; Ord. 1286-2008. UDO § 3.04.]

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.]

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.]

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.]

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.]

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.]

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.]

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.]

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.]

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.]

(A) The PD (planned development) district is intended to provide flexible design standards and development standards for medium to large scale developments that do not easily comply with zoning district standards due to any of the following:

(1) Interest in an integrated mixed use development;

(2) Existence of unique geological or natural features; and/or

(3) Interest in unique or innovative development design.

(4) The need for waivers or variances shall not by itself justify the pursuit of a planned development.

(B) Application of District.

(1) Areas within the City of Angola and areas within the city’s extraterritorial jurisdiction.

(2) Minimum of five acres.

(C) Plan Commission.

(1) Any parcel that meets the prerequisites specified herein may be considered to be rezoned to a planned development district after Plan Commission review and approval, and after the Common Council reviews and adopts the planned development ordinance in accordance with the Angola Comprehensive Plan, this chapter, and state statute criteria.

(2) Under no circumstances is the Plan Commission or Common Council required to rezone a property to a planned development. [Ord. 1746-2023; Ord. 1286-2008. UDO § 4.01.]

(A) Permitted Uses.

(1) Predominantly in line with original zoning district.

(2) Predominantly in line with Comprehensive Plan.

(3) Compatible with surrounding land uses and zoning districts.

(4) Flexible only to the extent permitted in this chapter.

(B) Development Standards.

(1) Generally in line with the intent of the original zoning district;

(2) Predominantly in line with Comprehensive Plan;

(3) Compatible with surrounding land uses and zoning districts; and

(4) Flexible only to the extent permitted in this chapter.

(C) Design Standards.

(1) Predominantly in compliance with the design standards in Division V of this title, Design Standards.

(2) Flexible only to the extent permitted in this chapter.

(D) Construction Standards.

(1) Fully in compliance with the City of Angola’s construction standards. [Ord. 1746-2023; Ord. 1286-2008. UDO § 4.01.]

(A) Site Area. The minimum site area required for a planned development is five acres.

(B) Standard Zoning Districts. Only the following standard zoning districts may be rezoned to a planned development: PR, AG, AC, ER, R1, R2, R3, R4, R5, TR, LR, MH, UV, IS, NC, DC, C1, C2, HC, I1, I2, I3, HI, PD. [Ord. 1746-2023; Ord. 1286-2008. UDO § 4.01.]

(A) Description. A planned development district is a special district that can be pursued by an applicant in which a standalone ordinance regulating the development is drafted and which binds the development to its unique language.

(B) Creation. The procedure for the creation of a planned development district shall be consistent with the process set forth in AMC 18.192.070, Planned development – Purpose and intent, and 18.192.080, Planned development – District ordinance and establishment plan.

(C) Maps. Planned development districts shall be identified as such on the official zoning map.

(D) Regulations.

(1) Development Standards and Design Standards. The requirements of Division VI of this title, Development Standards, and Division V of this title, Design Standards, shall apply to a planned development unless alternate standards are deemed appropriate by the Plan Commission in order to accomplish the intent of the Comprehensive Plan and this title. Any lessening of the required standards of this title shall be clearly beneficial to the city and directly linked to the intent of the planned development (i.e., to provide a mixed use development, accommodate a creative and unique design not otherwise achievable using standard zoning districts and subdivision regulations, or address unusual site conditions or constraints).

(2) Establishment Plan. The establishment plan shall indicate the proposed land uses, location of all proposed improvements, and a proposed planned development district ordinance that includes development standards, design standards, and other specifications which shall govern the planned development. If the establishment plan and the planned development district ordinance are silent or do not address a particular land use, development standard, design standard, or other specification, this title shall apply.

(3) Open Space. Open space shall be:

(a) Conveyed to an owners’ association established for the purpose of maintaining common area; or

(b) Conveyed to the city if it is willing to accept all or part of the common area; or

(c) Conveyed to one or more not-for-profit corporations established for conservation of natural resources. [Ord. 1746-2023; Ord. 1286-2008. UDO § 4.02.]

A proposal for a planned development district shall be initiated by the property owner(s). The site proposed for a planned development shall be under single ownership, or if multiple owners exist, a legal document, legal partnership, or corporation shall be provided indicating that all owners of the property support and desire to develop the land. The legal document shall also indicate who the owners appoint as their representative. [Ord. 1746-2023; Ord. 1286-2008. UDO § 4.03.]

All proceedings brought under this chapter are subject to the rules of procedure of the Plan Commission, unless stated otherwise. [Ord. 1746-2023; Ord. 1286-2008. UDO § 4.04.]

(A) Public Health and Safety. Regulations in this title that directly protect public health and safety shall apply to a planned development.

(B) Failure to Comply. If a planned development is no longer proceeding in accordance with its establishment plan or planned development district ordinance the city may deem it a violation and utilize its applicable power to enforce the violation according to Chapter 18.196 AMC, Enforcement and Penalties. No language in a planned development district ordinance shall supersede Chapter 18.196 AMC, Enforcement and Penalties.

(C) Rezoning to Standard District. All planned developments, or a subdistrict or phase thereof, that have reached either 90 percent build-out or seven years from its approval date are subject to being rezoned into an appropriate standard zoning district if the city deems it necessary to better administer the development. [Ord. 1746-2023; Ord. 1286-2008. UDO § 4.05.]

(A) Designation. No planned development district shall be approved unless the design provides for permanent landscaped or natural open space. Natural open space may be designated through the use of common space or other mechanisms such as conservation easements to the satisfaction of the Plan Commission. Impervious surfaces within rights-of-way or private street easements shall not count towards open space. Wetlands and areas within the floodway and floodway fringe shall only count at 50 percent. Open space shall be provided in at least the following percentage of the total gross area of the planned development by type of use:

(1) Single-family and multiple-family residential use: 20 percent.

(2) Office use: 15 percent.

(3) All other uses: 10 percent.

(B) Mixed Uses. In the case of mixed uses, permanent open space shall be allocated in proportion to the mixture of uses that exist. Each use shall have its proportion of open space located within close proximity. The permanent open space need not be located in proximity to the use in the case of preservation of existing natural features.

(C) Development in Stages. If the establishment plan provides for the planned development to be constructed in phases, open space shall be provided for each phase of the development relatively proportionate to that phase, and conveyed or guaranteed. [Ord. 1746-2023; Ord. 1286-2008. UDO § 4.06.]