Provo City Zoning Code
14.5031 Isles
Project Redevelopment Option Zone
14.50(31).010 Purpose and Objectives.
The Isles Project Redevelopment Option (PRO-A-30) zone is established to provide a high density multiple residential student-oriented housing located within the South Campus Planning Area as identified in the General Plan. The densities permitted by this zone are intended to encourage redevelopment of land for residential uses where property values are high and demolition may be necessary. The uses typically permitted in this zone are apartments, baching apartments, and limited commercial and office uses.
14.50(31).020 Compliance with Titles 14 and 15 Required.
14.50(31).030 Permitted Uses.
(1) Those uses or categories of uses listed herein, and no others, are permitted in the Isles PRO zone.
(2) All uses contained herein are listed by number as designated in the Standard Land Use Code published and maintained by the Planning Commission. Specific uses are identified by a four (4) digit number in which all digits are whole numbers. Classes or groupings of such uses permitted in the zone are identified by a four (4) digit number in which the last one or two digits are zeroes.
(3) All such categories listed herein and all specific uses contained within them in the Standard Land Use Code shall be permitted in the Isles PRO zone, subject to the limitations set forth in this Chapter.
(4) Permitted Principal Uses. The following principal uses and structures, and no others, are permitted in the Isles PRO zone:
Use No. | Use Classification |
Apartments (high rise) | |
Baching apartments (maximum of four [4] individuals per unit) | |
Religious activities |
(5) Permitted Accessory Uses. Accessory uses and structures are permitted in the Isles PRO zone, provided they are incidental to and do not substantially alter the character of a permitted principal use or structure. Such permitted accessory uses and structures include, but are not limited to, the following:
(a) accessory buildings such as garages, carports, bath houses, greenhouses, gardening sheds, recreation rooms, and similar structures which are customarily used in conjunction with, and incidental to, a principal use or structure;
(b) swimming pools and incidental bath houses subject to the standards of Section 14.34.210, Provo City Code;
(c) storage of materials used for construction of a building, including the contractor’s temporary office, provided that such use is on the building site or immediately adjacent thereto, and provided further that such use shall be permitted only during the construction period and thirty (30) days thereafter; and
(d) household pets, provided that no more than two (2) dogs and two (2) cats six (6) months of age or older shall be kept at any residence or commercial establishment at any time. Nothing herein shall be construed as authorizing the keeping of any animal capable of inflicting harm or discomfort or endangering the health and safety of any persons or property.
(6) Conditional Uses. No conditional uses, other than home occupations as regulated by Chapter 14.41, Provo City Code, are permitted in the Isles PRO zone).
14.50(31).040 Lot Area.
14.50(31).050 Lot Width.
14.50(31).055 Lot Depth.
14.50(31).060 Lot Frontage.
14.50(31).070 Lot Area per Dwelling Unit.
(1) The lot area per dwelling unit in the Isles PRO zone shall be one (1) dwelling unit for each five hundred twenty (520) square feet of lot area.
(2) When a lot area per dwelling unit calculation results in a fraction, the number of allowed units shall be rounded to the nearest whole number.
14.50(31).080 Yard Requirements.
The following minimum yard requirements shall apply in the Isles PRO zone:
(1) Front Yard. Each lot or parcel in the Isles PRO zone shall have a front yard of at least seven (7) feet.
(2) Side Yard. Except as provided in Subsections (3), (4), and (5) of this section, each lot or parcel of land in the Isles PRO zone shall have a side yard of at least five (5) feet on each side lot line.
(3) Side Yard - Driveway. See Section 14.37.100, Provo City Code.
(4) Rear Yard. Each lot or parcel of land in the Isles PRO zone shall have a rear yard of not less than seven (7) feet.
14.50(31).090 Projections into Yards.
(1) The following structures may be erected on or project into any required yard;
(a) fences, walks, stairways and access ramps in conformance with the Provo City Code and other City codes and ordinances;
(b) landscape elements including trees, shrubs, agricultural crops, and other plants; and
(c) necessary appurtenances for utility service.
(2) The structures listed below may project into a minimum front or rear yard not more than four (4) feet, and into a minimum side yard not more than two (2) feet:
(a) cornices, eaves, belt courses, sills, buttresses, or other similar architectural features;
(b) fireplace structures and bays, provided they are not wider than eight (8) feet and are generally parallel to the wall of which they are a part; and
(c) stairways, balconies, door stoops, fire escapes, awnings, and planter boxes.
14.50(31).100 Building Height.
No lot or parcel of land in the Isles PRO zone shall have a building or structure including parking structures which exceeds a height of fifty-five (55) feet, except as may be permitted by Section 14.31.060, Provo City Code. Chimneys, flagpoles, towers and similar structures not used for human occupancy are excluded in determining height.
14.50(31).110 Distance Between Buildings.
14.50(31).120 Permissible Lot Coverage.
(1) In the Isles PRO zone, all buildings and structures shall cover an area of not more than fifty (50) percent of the lot or parcel of land upon which they are placed.
(2) Subgrade parking structures shall not exceed four and one-half (4.5) feet above street curb on any frontage. Subgrade parking structures shall not be considered as part of the lot coverage but shall have additional review by the Planning Commission or its designee to assure the parking structure is screened and buffered from adjacent property and public view.
14.50(31).130 Parking, Loading, and Access.
14.50(31).140 Project Plan Approval/Design Review.
14.50(31).150 Other Requirements.
(1) Signs. Unless otherwise prohibited by law, signs of the type and description listed below, and no others, may be placed and maintained in the Isles PRO zone:
(a) one (1) sign or name plate not exceeding fifty (50) square feet placed upon a building or ornamental masonry wall which identifies the name and/or address of an apartment structure or complex, a professional office complex, or a mixed apartment/office complex;
(b) one (1) directory sign identifying the names and locations of tenants occupying the premises which does not exceed ten (10) square feet and is not placed within a front yard area; and
(c) two (2) temporary signs with a maximum area of six (6) square feet, each pertaining to the sale, lease or rent of the particular building, property, or premises upon which displayed.
(2) Landscaping. The landscaping requirements set forth in Chapter 15.20, Provo City Code, shall apply with the following exceptions:
(a) Hardscape shall constitute not constitute more than twenty (20) percent of the site area.
(b) Vegetative materials shall constitute a minimum of ten (10) percent of the site area.
(c) Interior passive/active recreational space, such as a club house, shall be provided at no less than five (5) percent of the site area.
(3) Trash Storage. No trash storage shall be permitted outside a subgrade parking structure.
(4) Fencing Standards. Structural fences six (6) feet or less in height shall not require a building permit. Structural fences over six (6) feet in height shall require a building permit from the Building Inspection Division. A structural or vegetative fence shall not create a sight distance hazard to vehicular or pedestrian traffic as determined by the Provo City Traffic Engineer.
(a) Front Yard. Solid walls, fences, hedges or screening materials which are sight obscuring may be built to a maximum of four (4) feet in height in any required front yard perimeter. Such walls, fences, hedges or screening materials may slope upward to connect with a higher side yard fence. The length of a sloped fence section shall not exceed one (1) section or a maximum of five (5) feet. Walls, fences, hedges or screening materials which are not sight obscuring (at least fifty [50] percent open) may be built to a maximum of six (6) feet in height in a front yard.
(b) Side Yard. Solid, sight obscuring fences or walls and non-sight obscuring fences (at least 50% open) may be built to a maximum height of six (6) feet.
(c) Rear Yard. Walls and fences in a rear yard may exceed six (6) feet provided a building permit is first obtained from the Building Inspection Division prior to construction.
(d) Corner Lots. A fence not more than six (6) feet high may be constructed in a side yard adjacent to a public street on a corner lot, provided it does not extend into the clear vision area of a corner lot as defined by Section 14.34.100, Provo City Code.
(e) Entryways. Entry treatments to private driveways or subdivision development entrances may not exceed six (6) feet at the highest point, except lamps on pillars, and shall comply with the provisions of Section 14.34.100, Provo City Code. A pillar may extend up to eighteen (18) inches above the allowable height of a fence provided each pillar is no less than six (6) feet from an adjoining pillar, measured face to face.
(f) Grade Differences. Where there is a difference in the grade of the property on either side of a fence, wall, or other similar structure, the height of the fence shall be measured from the natural grade of the property upon which it is located.
(g) Retaining Walls. Where a retaining wall protects a cut below or a fill above the natural grade and is located on the line separating a lot or parcel, such retaining wall may be topped by a fence, wall, or hedge of the same height that would otherwise be permitted at the location if no retaining wall existed.
(5) Public Utility Easements. Easements required by Section 15.03.220(7) and 15.03.310(3)(a)(viii), Provo City Code, may be reduced or eliminated at the discretion of the City Engineer.
14.50(31).160 Notice of Parking and Occupancy Restrictions.
(1) Prior to the issuance of a building permit for any multiple residential project over two (2) dwelling units, a contract shall be entered into between Provo City and the developer agreeing to a determined occupancy based on a given number of parking spaces. This contract shall be recorded with the Utah County Recorder’s office and shall run with the property. A copy of a recorded deed for the property in question shall also be submitted prior to the issuance of a building permit which indicates the maximum allowable occupancy as a deed restriction. Attached to the deed shall be a document that separately lists the occupancy according to Provo City Code, the previously mentioned deed restrictions, and any other use restrictions pertaining to parking and occupancy such as restrictions of use as noted in condominium covenants. This document shall be signed, dated, and notarized indicating that the owner acknowledges and agrees to all restrictions and regulations stated on the deed and attachments.
(2) Prior to the issuance of a certificate of occupancy for new multiple residential dwelling units, a permanent notice shall be placed on the electrical box within each unit indicating the maximum allowable occupancy of the unit based on the approved occupancy consistent with the recorded parking and occupancy contract. This notice shall be a six (6) inches by six (6) inches metal or plastic plate that is permanently attached to the electrical box with minimum 1/2 inch engraved letters.
(3) Upon submittal of these documents any violation to the restrictions and regulations noted therein shall be considered a misdemeanor offense and shall be subject to criminal action as provided in Section 1.03.010, Provo City Code.