Provo City Zoning Code
14.28 M2
Heavy Manufacturing Zone
14.28.010 Purpose and Objectives.
The Heavy Manufacturing (M2) zone is established to provide areas in the community where heavy industrial, manufacturing, and extractive uses may be located in an environment which protects them from the encroachment of commercial and residential uses, and which reduces the effect of undesirable characteristics such as odor, dust, and noise upon surrounding residential or commercial areas. The zone is also intended to provide for the development of incidental service facilities such as restaurants, service stations, and public facilities intended primarily to serve the industrial area. The M2 (Heavy Industrial) zone should be located in areas which are readily accessible to railroads and major highway routes. Truck traffic generated by the M2 zone shall not be required to ingress and egress from industrial areas through a residential area or commercial district. Said zone shall also be located in areas which will insure the purity of air and waters within Provo City and will not create hazards to nearby residential, commercial, or light manufacturing areas as the result of noise, dust, fumes, or other disturbances. The M2 (Heavy Industrial) zone will be characterized by the location of open and enclosed manufacturing, processing, and assembly uses which may potentially create hazards, nuisances, or disturbances. These uses will be located in areas which will reduce the effects of these characteristics upon other areas of the community, and in an environment which is attractive but which recognizes the characteristics of the permitted uses. Some peripheral landscaping will be provided, where appropriate, to reduce the effects of the detrimental characteristics of permitted uses, and to enhance the appearance of the entire M2 zone.
14.28.020 Permitted Uses.
(1) Those uses or categories of uses as listed herein, and no others, are permitted in the M2 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-digit number in which all digits are whole numbers. Classes or groupings of such uses permitted in the zone are identified by a four-digit number in which the last one (1) or two (2) digits are zeros.
(3) All such classifications listed herein, and all specific uses contained within them in the Standard Land Use Code will be permitted in the M2 zone subject to the limitations set forth herein.
(4) Permitted Principal Uses. The following principal uses and structures, and no others, are permitted in the M2 zone:
Use No. | Use Classification |
|---|---|
Food and kindred products (except 2111 meat packing, 2113 poultry and small game dressing and packing, and 2194 animal and marine fats and oils) | |
Tire cord and fabric | |
Leather tanning and finishing | |
Lumber and wood products | |
Paper and allied products (except 2610 Pulp) | |
Commercial Printing | |
Chemicals and allied products (except 2892 explosives, 2899 other chemicals and allied products, and cannabis production establishments) | |
Nonferrous foundries | |
Nonferrous forgings | |
Fabricated metal products (except 3410 ordnance and accessories) | |
Film manufacturing | |
Matches | |
Morticians’ goods | |
Other miscellaneous manufacturing as determined by the Planning Commission | |
Railroad, rapid-rail transit, etc. | |
Motor vehicle transportation | |
Automobile parking (4603 - Recreational vehicle storage yards, subject to Section 14.34.350, Provo City Code) | |
Communications (except 4715 low power radio communication towers and antennas) | |
Utilities (except 4812 electric generation plants - conventional fuel, 4813 electric generation plants - nuclear energy, and 4822 gas production plants) | |
Electric transmission right-of-way (identifies areas where the surface is devoted exclusively to the right-of-way of the activity) | |
Gas pipeline right-of-way (identifies areas where the surface is devoted exclusively to the right-of-way of the activity) | |
Gas pressure control stations | |
Water pipeline right-of-way (identifies areas where the surface is devoted exclusively to the right-of-way of the activity. | |
Irrigation distribution channels | |
Water pressure control stations and pumping plants | |
Water utilities or irrigation company office | |
Sewage pipeline right-of-way (identifies areas where surface is devoted exclusively to right-of-way activity) | |
Sewage pumping stations | |
Sewage company office | |
Gas and electric utility company office | |
Water and electric utility company office | |
Combination utilities right-of-way (identifies areas where surface is devoted exclusively to right-of-way activity) | |
Storm drain or right-of-way (predominantly covered pipes or boxes) | |
Miscellaneous transportation, communications, and utilities | |
Farm products (raw materials) (except 5156 livestock, 5157 horses and mules) | |
Farm machinery and equipment | |
Metals and minerals (except petroleum products and scrap) | |
Petroleum bulk stations and terminals | |
Lumber and construction materials | |
Miscellaneous wholesale trade as determined appropriate by the Planning Commission | |
Lumber yards | |
Building materials (except lumber) | |
Heating and plumbing equipment | |
Farm equipment | |
5254 | Janitorial supplies |
5255 | Building maintenance materials |
Farm and construction vehicles | |
Hay, grains, and feed | |
Other farm and garden supplies as deemed appropriate by the Planning Commission | |
Industrial laundry services | |
Athletic clubs, body building studios, spas, aerobic centers (no gymnasiums) | |
Warehousing or Storage Services (except 6371 farm products, warehousing/storaging, 6372 stockyards) | |
Auction yard (except livestock) | |
Repair services (except blacksmiths and horse shoeing) (6419 - Auto towing yards, subject to Section 14.34.350, Provo City Code) | |
Contract construction services | |
Operation centers | |
Military facilities | |
Educational services | |
Religious activities | |
Veterinarian services | |
Animal hospital services (except large animals) | |
Other agricultural-related activities (arborist, horticultural and landscaping services) |
(5) Permitted Accessory Uses. Accessory uses and structures are permitted in the M2 zone provided they are incidental to, and do not substantially alter, the character of the 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, equipment storage buildings, and supply storage buildings which are customarily used in conjunction with and incidental to a principal use or structure permitted in the M2 zone;
(b) Storage of materials used for construction of buildings, including the contractor’s temporary office, provided that such use be located 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;
(c) Caretaker dwellings, provided that such dwellings comply with the supplementary development standards for caretaker dwellings set forth in Section 14.34.220, Provo City Code.
(6) Conditional Uses. The following uses and structures are permitted in the M2 zone only after a Conditional Use Permit has been issued, and subject to the terms and conditions thereof and the standards of Section 14.34.250, Provo City Code.
Use No. | Use Classification |
|---|---|
Pulp | |
Explosives | |
Fireworks only | |
Paving and roofing materials | |
Other petroleum refining and related industries as deemed appropriate by the Planning Commission | |
Reclaimed rubber | |
Structural clay products | |
Concrete, gypsum, and plaster products | |
Nonclay refractories | |
Blast furnaces, steel works, etc. | |
Iron and steel foundries | |
Primary smelting and refining of nonferrous metals | |
Secondary smelting and refining of nonferrous metals | |
Rolling, drawing, and extruding of nonferrous metals | |
Ordinate and accessories | |
Heliport landing/take-off pads, with maintenance facilities | |
Low Power Radio Communication Towers and Antennas | |
Electric generation plants-conventional fuel (including hydro-electric, solar, etc.) | |
Electric generation plants - nuclear energy | |
Natural or manufactured gas storage; distribution points | |
Scrap and waste materials | |
Fire arms - ammunition only | |
Gasoline service stations | |
Eating places | |
Second-hand auto parts (includes dismantling of automobiles for purposes of selling parts) | |
5938 | Junk dealers and salvage operations |
Equipment rentals and leasing services | |
Truck and trailer rentals without drivers | |
Truck repair | |
Police Protection and related activities, branch (office only) | |
Child care services | |
Miscellaneous service organizations (subject to the standards of Section 14.34.390, Provo City Code) | |
Dance Halls | |
Recycle Center |
14.28.030 Lot Area.
14.28.040 Lot Width.
14.28.050 Lot Frontage.
14.28.060 Prior Created Lots.
14.28.070 Area of Zone.
14.28.080 Yard Requirements.
The following minimum yard requirements shall apply in the M2 zone: (Note: All setbacks are measured from the property line.)
(1) Front Yard. Each lot or parcel of land in the M2 zone shall have a front yard of at least ten (10) feet, unless used for parking, in which case it shall be not less than twenty-five (25) feet, of which at least five (5) shall be landscaped;
(2) Side Yard. Except as provided in Subsections (3) and (4) of this Section, there shall be no side yard requirement unless imposed by the Planning Commission to protect adjacent properties against the undesirable characteristics of a particular use; or as required by the latest provisions of the International Building Code as adopted by Provo City;
(3) Side Yard - Corner Lots. On corner lots, the side yard contiguous to the street shall be not less than fifteen (15) feet in width and shall not be used for vehicular parking. Said yard shall be appropriately landscaped and screened except those portions devoted to access and driveway use;
(4) Side Yard - Driveway. See Section 14.37.100, Provo City Code;
(5) Rear Yard. No requirement, except in those instances where the rear property line abuts on a residential or commercial zone in which case the rear yard shall be the same as that required by the adjacent zone; and
(6) Rear Yard - Accessory Buildings. No requirements except as may be imposed by the most recent edition of the International Building Code as adopted by Provo City. Roof drainage from any accessory building shall be maintained on the same lot or parcel on which said building is erected.
14.28.090 Projections into Yards.
(1) The following structures may be erected on or project into any required yard, except that they shall not obstruct a required driveway:
(a) Fences and walls in conformance with the Provo City Code and other City codes and ordinances; and
(b) Landscape elements including trees, shrubs, and other plants;
(c) Necessary appurtenances for utility service.
(2) The structures listed below may project into a minimum front yard not more than four (4) feet, and into a minimum side yard not more than two (2) feet, except that required driveways must remain unobstructed from the ground upward.
(a) Cornices, eaves, belt courses, sills, buttresses, or other similar architectural features; and
(b) Stairways, balconies, door stoops, fire escapes, awnings, and planter boxes or masonry planters not exceeding twenty-four (24) inches in height.
14.28.100 Building Height.
No requirement except as may be imposed by the provisions of the latest edition of the International Building Code as adopted by Provo City.
14.28.110 Distance Between Buildings.
No requirement except as may be imposed by the most recent edition of the Uniform Building Code as adopted by Provo City.
14.28.120 Permissible Lot Coverage.
No requirements, except as may be imposed by off-street parking requirements and by the Planning Commission to reduce the undesirable effects of a particular use upon adjacent properties.
14.28.130 Parking, Loading, and Access.
(1) Each lot or parcel in the M2 zone shall have on the same lot or parcel, automobile parking sufficient to meet the requirements as set forth in Chapter 14.37, Provo City Code.
(2) Except as provided in Section 14.34.350, Provo City Code, all parking spaces shall be built as described in Section 14.37.090, Provo City Code, and shall be provided with a paved concrete access from a public street.
(3) Loading spaces shall be provided as required by the Planning Commission, using as a guide a standard of one (1) space per ten thousand (10,000) square feet of floor area.
14.28.150 Other Requirements.
(1) Signs. See Chapter 14.38, Provo City Code.
(2) Uses Within Buildings. No requirement, except as may be imposed by the Planning Commission in conjunction with the issuance of a conditional use permit.
(3) Landscaping. See Chapter 15.20, Provo City Code.
(4) Trash Storage. See Section 14.34.080, Provo City Code.
(5) Walls and Fences.
(a) No wall, fence, or opaque hedge or screening material higher than thirty-six (36) inches shall be maintained within a front yard in the M2 zone.
(b) A decorative masonry wall, at least six (6) feet in height, shall be erected along all property lines which lie adjacent to a residential zone. In the case where there is mutual agreement between the property owners of the commercial zone and the adjacent residential zone, the masonry wall requirement may be modified to allow other suitable materials. A signed agreement must be submitted to the Planning Commission or its designee, indicating this agreement. In the case where there is not mutual agreement, the masonry wall will be required.
(6) Transitional Development Standards. Where a lot in any business, commercial, manufacturing, industrial zone borders a residential zone the standards set forth in section 14.34.300, Provo City Code, shall apply.