Provo City Zoning Code
14.5022 Hollows
at Riverwoods Project Redevelopment Option Zone
(1) Walls, fences, hedges or screening materials which are sight obscuring shall be built to a minimum of three (3) feet and a maximum of six (6) feet.
(2) Fences that do not obscure sight shall be a minimum of three (3) feet and a maximum of six (6) feet.
14.50(22).010 Purpose and Intent.
The Hollows at Riverwoods Project Redevelopment Option (PRO) zone is established to provide high density single- and multiple-family residential facilities located near commercial areas and residential areas as designated in the Provo City General Plan in order to improve properties on the southwest corner of 4800 North and University Avenue. Over time, this area of the City has become one of the highlights of the City, and improving this corner with a new one-family and multifamily development not only will improve the aesthetics of the area, but will also generate a closer residential population to support nearby commercial areas. The principal use permitted in this zone is medium density multiple-family dwellings.
14.50(22).020 Compliance with Titles 14 and 15, Provo City Code, Required.
14.50(22).030 Permitted Uses.
(1) Those uses or categories of uses as listed herein, and no others, are permitted in the Hollows at Riverwoods PRO zone.
(2) All uses listed 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 the 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 (1) or two (2) digits are zeros.
(3) All such categories listed herein and all specific uses contained within them in the Standard Land Use Code shall be permitted in the Hollows at Riverwoods PRO zone, subject to limitations set forth in this Chapter.
(4) Permitted Principal Uses. The following principal uses and structures are permitted in the Hollows at Riverwoods PRO zone:
Use No. | Use Classification |
One-family dwellings, detached (with or without an attached garage) | |
One-family dwellings, attached | |
Apartments (low rise) (a multiple-familystructure containing five (5) or more units, two (2) stories or less in height, with or without garages. Includes condominiums) | |
Apartments (high rise) (a multiple-familystructure containing five (5) or more units, three (3) stories or more in height, with or without garages. Includes condominiums) | |
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) | |
Water pipeline right-of-way (identifies areas where the surface is devoted exclusively to the right-of-way of the activity) | |
Sewage pipeline right-of-way (identifies areas where the surface is devoted exclusively to the right-of-way of the activity) | |
Sewage pumping station | |
Combination utilities right-of-way (identifies areas where the surface is devoted exclusively to the right-of-way of the activity) | |
Storm drain or right-of-way (predominantly covered pipes or boxes) | |
Religious activities | |
7800 | Parks |
(5) Permitted Accessory Uses. Accessory uses and structures are permitted in the Hollows at Riverwoods 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) Planter boxes;
(b) Home occupations subject to the regulations of Chapter 14.41, Provo City Code;
(c) Storage of materials used for construction of a building, including 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 final occupancy has been given for all buildings in each phase; and
(d) Household pets; provided, that there shall be no more than two (2) such pets, over the age of four (4) months, per dwelling unit. 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 person or property.
(e) No accessory buildings shall be permitted on lots designated for apartment structures, except gazebos, shelters, swimming pools, exercise facilities, clubhouses, and other recreational buildings or structures constructed in designated open space.
(f) No accessory buildings shall be permitted on lots designated for detached one-family dwellings, except garages, greenhouses, gardening sheds, swimming pools, and gazebos.
(6) Storage for individual residential units shall be located within a permitted accessory building.
(7) Recreational vehicle parking shall not be allowed outside of a permitted accessory building within the Hollows at Riverwoods PRO zone.
(8) Conditional Uses. There are no conditional uses in the Hollows at Riverwoods PRO zone except as permitted under Subsection (5)(b) of this Section.
14.50(22).040 Single Ownership and Control.
Lots designated for apartment structures within the Hollows at Riverwoods PRO zone shall be in single ownership or single control during construction to ensure conformance with these provisions and all conditions imposed upon preliminary and final development plans. Completed dwelling units that are legally subdivided may be owned by an individual, partnership, corporation, and other legally recognized entity.
14.50(22).050 Project Area.
14.50(22).060 Minimum Finished Floor Area.
The minimum finished floor area of a detached one-family dwelling unit in the Hollows at Riverwoods PRO zone shall be one thousand eight hundred (1,800) square feet. The minimum finished floor area of an attached dwelling unit building in the Hollows at Riverwoods PRO zone shall be two thousand two hundred (2,200) square feet.
14.50(22).070 Building Pad Width and Depth Requirements.
14.50(22).080 Lot Frontage.
14.50(22).090 Residential Density.
Overall residential density in the Hollows at Riverwoods PRO zone shall not average more than twenty-nine (29) dwelling units per net acre.
14.50(22).100 Yard Requirements.
The following minimum yard requirements shall apply in the Hollows at Riverwoods PRO zone. All setbacks shall be measured from the property line adjacent to the public right-of-way (University Avenue, 4800 North, and 4750 North).
(1) Front Yard. Each lot or parcel in the Hollows at Riverwoods PRO zone shall have a front yard of not less than fifteen (15) feet.
(2) Side Yard. Each lot or parcel in the Hollows at Riverwoods PRO zone shall have a side yard of at least ten (10) feet on each side. Buildings exceeding thirty-five (35) feet in height shall have side yards of ten (10) feet per side plus an additional one (1) foot of setback for each two (2) feet of building height over thirty-five (35) feet.
(3) Rear Yard. Each lot or parcel in the Hollows at Riverwoods PRO zone shall have a rear yard of not less than fifteen (15) feet.
(4) Additional Setback Requirements. Buildings with facades measuring eighty (80) feet or more in length along University Avenue shall have facade offsets of at least five (5) feet of additional setback for a minimum of twenty (20) feet of the length of the facade.
14.50(22).110 Projections into Yards.
The following structures may be erected on or project into any required yard:
(1) Fences and walls in conformance to Provo City Code or provisions of the Hollows at Riverwoods PRO zone;
(2) Landscape elements including trees, shrubs, agricultural crops, and other plants;
(3) Necessary appurtenances for utility service; and
(4) Garbage containers screened with durable materials architecturally compatible with the principal structure. Such containers shall not be visible from any abutting lot or public street.
14.50(22).120 Garbage Collection.
Garbage containers and collection shall be provided by Provo City for detached one-family dwellings. Garbage containers and collection shall be provided by private companies contracted by the property owner for apartment dwellings.
Each container shall be properly screened as required by Section 14.34.080, Provo City Code.
14.50(22).130 Trash Storage.
14.50(22).140 Building Height and Dimensions.
(1) The maximum height of any building or structure in the Hollows at Riverwoods PRO zone shall be:
(a) Three (3) stories with a maximum height of forty (40) feet for buildings fronting 4800 North Street.
(b) Two (2) stories with a maximum height of thirty-five (35) feet for buildings fronting 4750 North Street.
(c) Buildings along University Avenue within thirty-five (35) feet of the east property line shall have a variation of eight (8) feet or more in height at the corners of the building.
(d) Parapets, flagpoles, or similar structures not used for human occupancy shall be excluded in determining height.
(2) The building at the corner of 4800 North and University Avenue shall have a maximum footprint of thirty thousand (30,000) square feet.
14.50(22).150 Distance between Buildings.
The minimum distance between any buildings on a lot or parcel shall be as allowed by the building code or ten (10) feet, whichever is greater, except the minimum distance between buildings fronting 4800 North Street shall be seventy-five (75) feet. No single facade for any one (1) building fronting 4800 North Street shall be longer than two hundred fifty (250) feet.
14.50(22).160 Permissible Site Coverage.
The total coverage of all buildings and structures shall not exceed forty percent (40%) of the site area. Parking structures and improved residential amenities will not be considered “buildings or structures” for the purpose of this calculation.
14.50(22).170 Parking, Loading and Access.
(1) Each one-family dwelling unit in the Hollows at Riverwoods PRO zone shall have a minimum of three (3) parking spaces per unit, two (2) of which shall be within a garage.
(2) Each apartment dwelling unit in the Hollows at Riverwoods PRO zone shall have a minimum of:
(a) One and one-half (1 1/2) parking spaces per studio or one (1) bedroom unit.
(b) Two and one-quarter (2 1/4) parking spaces per two (2) or three (3) bedroom unit.
(3) Parking may be included along the roadway in accordance with Provo Engineering Standards and review.
(4) In all other respects parking shall be provided in accordance with Chapter 14.37, Provo City Code.
(5) No public access shall be allowed from 4750 North to apartment buildings fronting 4800 North. Secured access may be provided for emergency vehicles via a locked gate or by similar means which limits public access.
14.50(22).190 Project Plan Approval - Design Review.
Each development in the Hollows at Riverwoods PRO zone shall comply with Sections 14.04A.020 (project plan), 14.34.280 (Design Review), 14.34.285 (Residential Design Standards and Guidelines), and 14.34.290 (Design Corridors), Provo City Code, except as may be modified by the Planning Commission at the time of project plan approval pursuant to the provisions of this Chapter. The following specific design standards shall apply to all development in the Hollows at Riverwoods PRO Zone:
(1) Building Requirements.
(a) Building forms and landscape materials shall be harmonious with existing neighborhood dwellings or an improvement thereto as approved by the City Planning Commission.
(b) Roof shapes shall harmonize with the architectural character of other buildings in the vicinity.
(c) Building materials should be durable and suitable for the design in which they are used.
(d) Light fixtures shall be provided at each residential unit entry.
(e) Notwithstanding any other provision of this Title, a decorative screening wall shall be provided along the property lines fronting University Avenue and between apartment and detached one-family dwelling lots of any project in the Hollows at Riverwoods PRO zone, except at intersecting streets or other approved access points.
(2) Signage.
(a) Sign design shall reflect the architectural style of the project.
(b) Two (2) entrance signs shall be permitted. Entrance sign square area shall not exceed thirty-two (32) square feet per sign. The maximum height for each entrance sign shall not exceed four (4) feet. No entrance sign shall impede the clear vision area.
(c) Two (2) wall mounted signs that do not exceed sixty (60) square feet shall also be permitted.
(3) Landscape Requirements. See Section 15.20.080(2)(b), Provo City Code.
(a) Landscaping within the parkway shall be bermed a minimum of three (3) feet within the City right-of-way along 4800 North.
(b) The Hollows at Riverwoods PRO zone may have a walking trail compatible with overall design, landscape, and use.
(c) Multifamily projects within the Hollows at Riverwoods PRO zone shall have appropriate resident amenities including water features and/or swimming pool adjacent to a homeowner recreation area.
14.50(22).200 Fencing Standards.
(1) Walls, fences, hedges or screening materials which are sight obscuring shall be built to a minimum of three (3) feet and a maximum of six (6) feet.
(2) Fences that do not obscure sight shall be a minimum of three (3) feet and a maximum of six (6) feet.
(3) Structural walls six (6) feet or more 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.
14.50(22).210 Notice of Parking and Occupancy Restrictions.
(1) Dwelling unit occupancy in the Hollows at Riverwoods PRO zone shall be limited to the family occupancy as defined by this Title. No accessory apartment shall be permitted in any dwelling unit.
(2) Prior to the issuance of a certificate of occupancy for a new dwelling unit, a permanent notice shall be placed on the electrical box within the unit indicating maximum allowable occupancy of the unit based on the approved occupancy consistent with a recorded parking and occupancy contract. This notice shall be located on a six (6) inch by six (6) inch metal or plastic plate permanently attached to the electrical box with minimum one-half (1/2) inch engraved letters.
14.50(22).220 Collective Driveways.
(Enacted 2008-40, Rep 2017-19)