Provo City Zoning Code
14.17C TF
Training Facilities Zone
14.17C.010 Purpose and Objectives.
(1) The Training Facilities (TF) zone is established to apply to privately owned lands operated for educational, training and/or religious instruction where patrons reside on a short-term basis. Typical uses permitted in the TF zone are administrative, educational, dormitory facilities and support facilities for training and/or education.
14.17C.020 Permitted Uses.
(1) Permitted Principal Uses. The following uses are permitted in the TF zone:
(a) Administrative offices.
(b) Assembly rooms.
(c) Athletic fields and recreational facilities.
(d) Automobile parking (surface and structured).
(e) Cafeterias.
(f) Classrooms, including language training rooms.
(g) Commercial goods or services establishments (e.g., printing services) that are ancillary to other uses permitted in the zone.
(h) Housing.
(i) Gymnasiums.
(j) Postal services.
(k) Professional, administrative, custodial, laundry, medical, dental or similar services that are ancillary to other uses permitted in the zone.
(l) Visitors’ center that is ancillary to other uses permitted in the zone.
(m) Group or cultural activities that are ancillary to other uses permitted in the zone.
(n) Public utilities, rights-of-way and accompanying infrastructure.
(o) Ancillary communication facilities (e.g., radio, video, data and other receiving or transmitting facilities), subject to the restrictions of this Chapter.
(p) Religious worship, training and activities (e.g., lecture rooms, theaters, chapels, assembly rooms, performing arts).
The above uses will be liberally interpreted to effectuate the purposes of this zone.
(2) Existing Structures. All legal and permanent buildings and structures in existence on land at the time the TF zone is made applicable to such land shall be considered legally conforming under this Chapter, pertaining to building height, size and location. Such buildings and structures, whether or not otherwise in compliance with the provisions of this Chapter, may be remodeled, reconfigured, or demolished and reconstructed according to the same zoning requirements in effect at the time the buildings or structures were originally constructed, subject to the following conditions:
(a) The building is of similar use (e.g., classroom buildings may be interchanged with dormitory buildings but neither classroom buildings nor dormitories may be replaced with structured parking); and
(b) The replacement building’s height and footprint square footage are no greater than that of the original building.
Notwithstanding the foregoing, the property owner may elect to remodel, reconfigure, reconstruct or demolish and replace any building in accordance with the applicable TF zone requirements.
(3) Permitted Accessory Uses. Accessory uses and structures are permitted in the TF zone provided they are incidental to and do not substantially alter the character of the permitted use or structure.
(a) Accessory buildings such as garages, carports, and similar structures which are customarily used in conjunction with and incidental to a principal use or structure, and offices associated with a main permitted or conditional use;
(b) Detached one-family residences used only for the use of administrative officials, caretakers, watchmen, or similar employees of a permitted use, when located in close proximity as said permitted use;
(c) Storage of materials used for construction of a building, including the contractor’s temporary office; provided, that such use shall be permitted only during the construction period and thirty (30) days thereafter;
(d) Nothing herein shall be construed to permit the open storage of materials or equipment used in conjunction with permitted uses, which shall be concealed from view from public or private streets.
14.17C.040 Buffer Area.
In each TF zone that abuts an R1 residential zone in existence at the time the TF zone is established, a buffer area shall be established adjacent to all parcels within the R1 zone neighborhood, and shall be maintained so long as those adjacent parcels remain zoned R1. The buffer area shall be sixty-five (65) feet wide as measured from the nearest residentially zoned property lines within the adjacent R1 zone. The buffer area shall only be used for landscaping, roads, walkways, curbing and other similar improvements. No buildings or parking spaces (other than on-street parking) shall be allowed within a buffer area, except as provided for in Section 14.17C.090, Provo City Code, and except for buildings for parking attendants, hospitality or security personnel, and utility improvements. The buffer area shall not be required along an adjacent parcel or parcels under the same or affiliated ownership as the parcel or parcels within the TF zone.
14.17C.050 Zone Width.
Each TF zone shall have a width of not less than three hundred (300) feet.
14.17C.060 Zone Frontage.
14.17C.070 Prior Created Lots.
14.17C.080 Setback Requirements.
The construction of buildings and structures, and the establishment of uses, shall not be subject to limitations, restrictions or setbacks based on the distance of such buildings, structures or uses from lot or parcel boundaries interior to the zone. For purposes of measuring any required setbacks, interior lot or parcel lines, if any, shall be ignored, and the zone shall be considered a single parcel whose sole boundary is the external perimeter of the zone.
The following minimum setback requirements shall apply to all primary and accessory buildings in the TF zone. The setback shall be measured from the building to the nearest public street or TF zone boundary; provided, however, that in locations where a buffer area is established under Section 14.17C.040, Provo City Code, no setback in addition to the buffer area shall be required:
(1) Front setback: ten (10) feet.
(2) Side setback: ten (10) feet.
(3) Side setback - corner lots: ten (10) feet.
(4) Rear setback: ten (10) feet.
14.17C.090 Projections into Setbacks and Buffer.
(1) The following structures may be erected on or projected into any required setback and into the buffer zone established under Section 14.17C.040, Provo City Code:
(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 any required setback or buffer area not more than four (4) 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.
14.17C.100 Building Height.
The height of new buildings and additions to existing buildings in the TF zone shall be limited as follows:
(1) New buildings and additions to existing buildings may not exceed a height of one-half (1/2) of the horizontal distance from any part of the building to the nearest point on (a) the outside edge of any buffer area established under Section 14.17C.040, Provo City Code, or (b) where there is no buffer, the TF zone boundary.
(2) The height limitation imposed by Subsection (1)(b) of this Section shall not apply if the private property on both sides of a zone boundary line at the point nearest the building (ignoring any right-of-way property owned by a public entity) is either part of the same parcel or is owned by the same person or entity, or affiliated entity, in which case the applicable point of measurement shall be the nearest point of any other private parcel within the R1 zone.
(3) Notwithstanding the foregoing, in no case may the height of a building exceed one hundred (100) feet.
(4) For the purposes of this Section, building height shall be measured from the average elevation of the finished lot grade at each face of the building, minus any artificial terracing or earth berming placed by the owner that goes beyond that required for backfill or foundation drainage, to the highest interior space of any habitable portion of the building, and shall not include the roof, church spires, belfries, cupolas, or domes and the like not used for human occupancy, nor to chimneys, skylights or cornices.
(5) Notwithstanding the foregoing, roof-mounted mechanical and communication equipment shall not exceed a height of twenty-five (25) feet above the one hundred (100) foot limit referenced above. All mechanical equipment and communication equipment on flat roofs shall be screened by a parapet wall, except for antennas that require unobstructed clearance. Parapet walls on buildings higher than seventy-five (75) feet must step back from the plane of the building walls a minimum of ten (10) feet. For a sloped roof, roof-mounted mechanical equipment and communication equipment must be within the roof slope and not on top of the roof slope.
(6) There shall be allowed to be constructed on at least one (1) building in the TF zone roof-mounted transmission and/or receiving antennas that are not subject to the height limitations of Subsection (5) of this Section; provided, that such building must be situated at least three hundred (300) feet away from any residentially zoned private property line within the R1 zone and is situated within five hundred (500) feet of an arterial or collector-class, public roadway.
14.17C.110 Distance between Buildings.
The minimum distance between any accessory building and a main building on a lot in the TF zone shall not be less than ten (10) feet. 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.
14.17C.120 Permissible Zone Coverage.
In a TF zone, all buildings and structures shall not cover more than seventy percent (70%) of the land within the zone.
14.17C.130 Parking, Loading, and Access.
(1) Parking within the TF 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) Paved access for five (5) or less parking spaces shall have a minimum width of twelve (12) feet.
(4) 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.
(5) In TF zones where patrons live on site and drive their own vehicles, parking shall be provided at a ratio of one (1) parking space per two (2) driving patrons. Additionally, in all TF zones, parking shall be provided at a ratio of one (1) parking space per four (4) staff members (both paid and unpaid). Calculations shall be based on the maximum anticipated number of staff members at the facility during the highest daily shift. The parking ratio may take into account parking available on land outside of the zone if utilized by uses within the zone.
(6) Vehicular access to properties within the TF zone shall be from arterial or collector-class, public roadways; except as required by emergencies and other exigent circumstances. The foregoing restriction does not preclude legal vehicle parking on adjacent or nearby properties that provide pedestrian access to property in a TF zone.
14.17C.150 Other Requirements.
(1) Signs. See standards and provisions for the Public Facilities zone in Section 14.38.075, 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 any business, commercial, manufacturing, industrial, public facilities, or training facilities zone borders a residential zone, the standards set forth in Section 14.34.300, Provo City Code, shall apply.
(5) Except where otherwise specifically provided in this Chapter, in the case of a conflict between the provisions of this Chapter and any other Chapter of the Provo City Code, the provisions of this Chapter shall govern.