Provo City Zoning Code
14.17B HCF
Health Care Facilities Zone
14.17B.010 Purpose and Objectives.
The Health Care Facilities (HCF) zone is established to provide areas for the location and establishment of facilities which, under public or private control, ownership, or enterprises, provide healthcare services and which utilize relatively large areas of land. The zone is intended to include primarily the principal structures and related facilities for such health care services. Typical uses permitted in the HCF zone are hospitals, physician offices, medical centers and services, dental offices and services, medical training, rehabilitation, and laboratories and research facilities and services reasonably related, incidental or ancillary to allowed medical uses.
14.17B.020 Permitted Uses.
(1) Those uses or categories of uses as listed herein, and no others, are permitted in the HCF zone.
(2) Permitted Principal Uses. The following principal uses and structures, and no others, are permitted in the HCF zone:
(a) Medical and other health services.
(b) Parks.
(c) Public utilities and rights-of-way and accompanying infrastructure (local distribution of services only).
(e) Religious activities.
(3) Permitted Accessory Uses. Accessory uses and structures are permitted in the HCF zone provided they are reasonably related, ancillary, or incidental to and do not substantially alter the character of the permitted use or structure, and are located on the same or an adjacent lot as the permitted use. Such permitted accessory uses and structures include, but are not limited to, the following:
(a) 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.
(b) Nothing herein shall be construed to permit the open storage of materials or equipment used in conjunction with permitted uses, or shall be concealed from view from public or private streets.
(c) Accessory building and structures which are customarily used in conjunction with and are incidental to a principal use and structure.
(4) Conditional Uses. The following uses and structures are permitted in the HCF zone only after a conditional use permit has been issued, and subject to the terms and conditions thereof:
(a) Ambulance services (stand-alone).
(b) Assisted living, mental health, or substance “at risk” facilities and services.
(c) Heliports (located on or adjacent to a hospital).
14.17B.030 Lot Area.
14.17B.040 Lot Width.
14.17B.050 Zone Frontage.
14.17B.060 Prior Created Lots.
14.17B.070 Single Ownership and Area of Zone.
(1) The minimum area of an HCF zone shall be ten (10) acres.
(2) Land within a given HCF zone shall be in single ownership or single control in order to provide for an integrated health care campus development.
(3) Land that is under different ownership of an abutting HCF zone may also be zoned HCF if it meets the minimum area requirement for the zone as outlined in this Section.
(4) Lots or parcels that meet the minimum requirements of this Chapter may be established if they are under the same single ownership or single control as the zone.
14.17B.080 Setback Requirements.
The following minimum yard requirements shall apply to the HCF zone:
(1) Lot perimeter setback: ten (10) feet. All buildings and structures within the HCF zone shall be set back a minimum of ten (10) feet from any property line, except buildings with frontage on 500 West may be set back a minimum of seven (7) feet from the property line that abuts 500 West.
(2) Parking structures shall meet the setback requirements of parking lots and not building setbacks.
(3) Setbacks are also subject to Section 14.17B.100, Provo City Code.
14.17B.090 Projections into Yards.
(1) The following structures may be erected on or projected into any required yard:
(a) Fences and walls 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;
(c) Stairways, balconies, door stoops, fire escapes, awnings, and planter boxes or masonry planters not exceeding twenty-four (24) inches in height; and
(d) Carports over a driveway in a side yard; provided, that such a structure is not more than one (1) story in height and twenty-four (24) feet in length, and is entirely open on at least three (3) sides, except for necessary supporting columns and customary architectural features.
14.17B.100 Building Height.
No lot or parcel of land in the HCF zone shall have a building or structure which exceeds a height of fifty-five (55) feet, unless the horizontal setbacks of the building that will exceed the height limit shall be at least twice the building’s height from the nearest residential zone boundary. However, in no case shall a building height exceed two hundred (200) feet.
14.17B.110 Distance Between Buildings.
The minimum distance between any accessory building and a main building on a lot in the HCF zone shall not be less than ten (10) feet and may be greater if required by building code. The minimum distance between all other buildings shall be governed by the latest edition of the International Building Code as adopted by the Provo Municipal Council.
14.17B.120 Permissible Lot Coverage.
(1) In an HCF zone, all buildings and structures shall not cover more than sixty percent (60%) of the lot or parcel of land upon which they are placed.
(2) Parking structures will not be considered as part of the lot coverage but will have additional review by the Planning Commission or its designee in regards to screening and buffering of parking structure from adjacent properties and public view.
14.17B.130 Parking, Loading, and Access.
(1) Parking within the HCF zone shall be provided in accordance with the requirements of Chapter 14.37, Provo City Code.
(2) All parking spaces shall be built as described in Section 14.37.090, Provo City Code, and shall be provided with paved concrete access from the public street.
(3) Parking spaces shall not be provided within fifteen (15) feet of a property line adjacent to a public street. Parking spaces, but not a parking structure, may be set back ten (10) feet off a property line if additional buffering is provided which meets all of the following:
(a) An innovative landscaping design is submitted that is superior to the landscaping that would result from application of minimum required standards;
(b) Buffer shall be a minimum six (6) feet wide and extend the entire length of the parking lot;
(c) Buffer shall achieve ninety percent (90%) full shrub coverage at plant maturity without extending over the adjacent sidewalk;
(d) Buffer shall include a minimum of sixty percent (60%) evergreen shrubs. Seasonal interest is highly encouraged. Deciduous shrubs included as part of the landscape buffer shall have dense branching so as to ensure sufficient screening during winter months;
(e) Minimum one (1) foot berm; and
(f) One (1) shade tree per thirty (30) feet of street frontage with offset spacing from that used for the parkway trees.
(4) Paved access for five (5) or less parking spaces shall have a minimum width of twelve (12) feet.
(5) Paved access for six (6) or more spaces shall have a minimum width of twelve (12) feet for one (1) way traffic and sixteen (16) feet for two (2) way traffic.
14.17B.150 Other Requirements.
(1) Signs. See standards and provisions of Chapter 14.38, Provo City Code.
(2) Landscaping. See Chapter 15.20, Provo City Code.
(3) Trash Storage. See Section 14.34.080, Provo City Code.
(4) Transitional Development Standards. Where a lot in the Health Care Facilities zone borders a residential zone, the more restrictive standards set forth in this Section or Section 14.34.300, Provo City Code, shall apply.