Zoning › Utah › Utah County › Provo

Provo, UT Zoning

Euclidean-zoning. 13 districts · 8 overlays · 4 applicable state preemptions.

Overview

Code type
euclidean
Naming convention
tiered-alphanumeric
Naming convention by category
residential_sfalphanumeric tier (R1, R2, R2.5, R3; RC, HDR) — numbers are density tier indices, NOT lot-size encoded
residential_conservationletter-code (RC)
commercialletter-code (CG, NC); SC1-3 and FC1-3 tiered shopping/freeway commercial
industrialletter-number (M1, M2, FI, PIC)
downtownDT1 General / DT2 Core (tiered downtown)
overlay_todITOD (Interim TOD)
overlay_accessoryA (Accessory Apartment) — Ch. 14.46
overlay_hillsideCH (Critical Hillside) — Ch. 14.33A

Euclidean district-based code. Key specialty: Provo's 'family = up to 3 unrelated persons' definition (§14.06.020) combined with Ch. 14.46 Accessory Apartment ('A') Overlay is the BYU-adjacent single-family-protection-with-ADU-safety-valve mechanism. Current Ch. 14.46 absorbs what secondary sources describe as the 'S Overlay'. DT1/DT2 are overlay-structured mixed-use zones (effectively replacing underlying base). Unique R1 combined-front-rear-yard-keyed-to-lot-depth rule (§14.10.080).

Worth knowing

+ 5 more in Quirks & notes

Districts

ind 3res_sf 1res_2f 1res_mf_low 1res_mf_medium 1res_mf_high 1res_conservation 1com 1mu_downtown 1mu_core 1ind_com 1
CodeNameCategory Min lotHeight CoverageFAR Du/acParking Setbacks F/S/R
R1One-Family Residentialres_sf8,000 sf[4]35 ft[5]——[6]5[7]—[8]23[1] / 10[2] / —[3]
R2Two-Family Residentialres_2f—35 ft[12]——[13]10[14]—[15]30[9] / 10[10] / 30[11]
R2.5Low Multiple Residentialres_mf_low—[19]—[20]——[21]—[22]—[23]—[16] / —[17] / —[18]
R3Medium Multiple Residentialres_mf_medium—[27]—[28]——[29]—[30]—[31]—[24] / —[25] / —[26]
HDRHigh-Density Residentialres_mf_high—[32]—[33]——[34]—[35]—[36]— / — / —
RCResidential Conservationres_conservation—[40]—[41]——[42]——[43]—[37] / —[38] / —[39]
CGGeneral Commercialcom——[45]——[46]——[47]—[44] / — / —
DT1Downtown 1mu_downtown——[49]——[50]———[48] / — / —
DT2Downtown Coremu_core——[52]——[53]———[51] / — / —
M1Light Manufacturingind—[54]—[55]——[56]——— / — / —
M2Heavy Manufacturingind—[57]—[58]——[59]——— / — / —
FIFreeway Industrialind——[60]————— / — / —
PICPlanned Industrial Commercialind_com——[61]————— / — / —

Confidence: confirmed partial under review not found

Overlays

CH
Critical Hillside Overlay
ENV-hillside
Provo City Code §14.33A (adopted 2021)

Foothills and east-bench slope areas on adopted Critical Hillside Overlay Map; slope, ridgeline, and stream/wetland proximity.

lod_enforcedLimits of Disturbance defined and enforced (§14.33A.040)
slope_stabilityStability analysis required (§14.33A.100)
significant_tree_definitionLive trees >=6-inch caliper, groves of 5+ smaller live trees, or oak/maple clumps covering >=50 sf to drip line (§14.33A.020)
stream_setback_ft50
wetland_setback_ft50
ridgeline_preservationyes
vegetation_protection_reestablishmentyes
detention_basin_designyes
trail_street_access_designyes
fence_height_designyes
cross_referencesTitle 15 grading/drainage; Title 18 construction
DT1
Downtown 1 — General Downtown
DWN-mixed-use
Provo City Code Ch. 14.21A

Mapped transition zone between Downtown Core (DT2) and adjacent R1/RC/less-intensive zones in historic downtown Provo (§14.21A.020).

characterPedestrian-friendly mixed-use complimentary to more intensive DT2
parking_occupancy_notice_requiredyes (§14.21A.210)
functiontransition zone
dimensional_tablepartial — full table not retrieved this pass
DT2
Downtown 2 — Downtown Core
DWN-core
Provo City Code Ch. 14.21B

Regional urban core around key transportation corridors; mapped area constituting identifiable center of the city.

characterPedestrian-friendly regional urban core with largest scale of building height, mass, and density of mixed uses
max_intensitylargest scale permitted in Provo
dimensional_tablepartial — specific height/FAR maxima not retrieved this pass
ITOD
Interim Transit-Oriented Development Zone
TOD
Provo City Code Ch. 14.23

Area around UTA FrontRunner Provo Station. Interim designation since FrontRunner Phase 1 (~2012); no permanent TOD framework has replaced.

designationinterim
tied_toFrontRunner Phase 1 Provo Station
dimensional_tablepartial — full numeric parameters not retrieved this pass
retrieval_failure_reasonprovo.municipal.codes 403 on bulk Ch. 14.23 fetch; search-indexed sections only
A
'A' Accessory Apartment Overlay Zone (BYU-specialty)
UNI-university-community / AH
Provo City Code Ch. 14.46; development standards Ch. 14.30; definitions §14.06.020

Mapped portions of Wasatch and Pleasant View neighborhoods near BYU; historical S-Overlay predecessor; applies on top of R1/R2/RC single-family base.

purposeUniversity-community supplemental residential — permits accessory apartment within one-family dwelling
accessory_apartment_occupant_cap4
accessory_apartment_occupant_cap_statuspartial — value per secondary reporting, exact §14.46 text not retrieved
must_meet_ch_14_30yes — ADU development standards (size, entry, parking, owner-occupancy)
must_meet_base_zone_dimensionalyes
internal_adu_by_rightyes (HB 82 mandate)
detached_adu_by_rightlocal discretion — not mandated by state
predecessor_name_in_secondary_sourcesS Overlay
FP
Floodplain Overlay (FEMA-adopted)
FP
Provo City Code §15.05.180 (adopts FEMA FIRM/FIS by reference)

FEMA 1% annual-chance flood zones per current FIRM; large contiguous area along Utah Lake and Provo River delta. Provo FIS effective 2020-06-19. June 2025 FEMA preliminary remap underway.

base_flood_elevationper FIRM/FIS
freeboardpartial — specific inches above BFE not retrieved
no_rise_certificationrequired in floodway
substantial_improvement_thresholdapplies — triggers full-compliance upgrade
fill_excavation_permitrequired
federal_local_reviewdual
city_flood_plain_map_urlhttps://maps.provo.org/downloads/provo_flood_plain_map.pdf
HD
Historic District / Landmarks Overlay
HP
Provo City Code Title 16 Ch. 16.05 (Landmarks Ordinance)

Individual properties and districts listed on the Provo Landmarks Register; registry-based, not a contiguous district.

certificate_of_appropriateness_requiredyes for exterior alterations
scopeRemoval/replacement of architectural detailing, site features, new construction
administrative_review_minoryes (§16.05.060)
demolition_reviewhardship/public safety standards (§16.05.060)
administering_bodyProvo Landmarks Commission
SDP
Specific Development Plan Overlay Zones (SDP)
MP-master-planned
Provo City Code §14.49 (SDP Overlay Zone Maps); §14.49F.040 (Variations to Underlying Zones)

Specific mapped parcels with adopted master development plans codified as SDP sub-chapters.

variations_to_underlying_zoneproject-specific dimensional and use variations permitted (§14.49F.040)
per_plan_codificationindividual sub-chapters (14.49A, 14.49B, 14.49F, etc.)
functionnegotiated-standards overlay attached to master plans
complete_enumeration_statuspartial — not all SDPs retrieved

State preemptions

UT-§10-9a-505.5applies
Qualifying condition
Statewide; applies to all Utah municipalities. Provo qualifies as a Utah municipality.
Effect
Floor of 3 unrelated persons for single-family occupancy. Provo's long-standing 'family = one housekeeping unit OR up to 3 unrelated persons' definition in §14.06.020 is at this state-mandated floor. Provo's 2017 ordinance criminalizing occupancy violations (class-C misdemeanor first offense, class-B second) remains in force but cannot reduce the unrelated-persons count below 3.
UT-HB82-internal-ADUapplies
Qualifying condition
Statewide; cities over 1,400 must permit internal ADUs in owner-occupied residential. Provo (pop ~116,000) qualifies.
Effect
Internal ADUs must be permitted by right in residential zones within owner-occupied primary dwellings. Provo's Ch. 14.30 (ADU Development Standards) and Ch. 14.46 'A' Accessory Apartment Overlay Zone are the compliance vehicles. Detached ADUs remain a local-discretion item (not preempted).
UT-HB462-moderate-income-housingapplies
Qualifying condition
Transit-eligible + population thresholds. Provo has an operational FrontRunner station and pop ~116,000, so it is subject to transit-eligible strategy-count and reporting obligations of HB 462.
Effect
Provo must adopt and implement a Moderate Income Housing element in its General Plan, select a minimum number of statutory strategies (at least 3 for transit-eligible cities), and report annually to Workforce Services. Compliance gates state transportation funding. Indirectly relevant to density policy around FrontRunner station. Does not directly preempt base-district KPIs.
UT-SB174-subdivision-streamliningapplies
Qualifying condition
Statewide; subdivision procedural streamlining. Applies to Provo.
Effect
Provo must update subdivision ordinances to align with streamlined state subdivision approval process; clarifies treatment of attached garages as potential internal ADUs. Procedural effect; does not cap or raise base-district densities.
Non-applicable laws (2)
UT-SB140-HTRZavailable_not_triggered
Qualifying condition
HTRZ is an optional framework requiring a qualifying transit station. Provo FrontRunner station qualifies, but no HTRZ has been codified in Provo zoning as of 2026-04-18.
Effect
Available but not triggered. If Provo adopts an HTRZ, the HTRZ's density/height/parking parameters would apply within its boundary and supersede base zoning to the extent stated.
UT-generalized-density-preemptionnot_applicable
Qualifying condition
Utah has NOT adopted a generalized statewide density or height preemption on base residential districts (unlike CA/WA/OR/MT). Provo retains full local discretion over base-district dimensional KPIs outside narrow ADU/occupancy carve-outs above.
Effect
none

Adopted building codes

Statewide; local may lag

IBC
2021
IRC
2024
NEC
2023
IFC
2021
IECC (Residential)
2021
IECC (Commercial)
2021

Click a code label to open its state-by-state adoption atlas.

Quirks & notes

Formulas

Definitions

height
Max height measured per §14.06 definitions; R1 standard 35 ft with conditional-use pathway above 35 ft subject to 1 ft side-yard addition per 2 ft of height over 35 ft.
lot_coverage
not retrieved in this pass for any residential district
far
Residential districts do not appear to use FAR; DT2 and commercial districts may — not retrieved this pass
du_ac
Not stated in extracted text; inferred for R1/R2 from min lot size
setback_front_r1
23 ft from back of curb OR 14 ft behind sidewalk/property line, whichever is greater (§14.10.080)
setback_front_r2
30 ft minimum (§14.11.080)
setback_side_r1
10 ft each; combined >=20 ft; +1 ft per 2 ft over 35 ft building height (§14.10.080)
setback_side_r2
10 ft each; same step-back rule (§14.11.080)
setback_rear_r1
Combined front+rear >=50 ft for lots deeper than 113 ft; >=40 ft for shallower lots (§14.10.080)
setback_rear_r2
30 ft (§14.11.080)
parking
Chapter 14.37; specific per-unit/per-bedroom ratios per Table 14.37.060 — not fully extracted. Garage interior dimensions 20x20 (2 spaces) or 10'6"x20 (1 space) per §14.34.310.
family
§14.06.020: one housekeeping unit of related persons OR up to 3 unrelated persons (floor set by Utah Code §10-9a-505.5)

Capacity calculations

max_gfa_sf
not computable — FAR not a Provo residential control
max_units_r1
1 per qualifying lot (>=8,000 sf); +1 internal ADU per HB 82 on owner-occupied
max_units_r2
up to 2 per qualifying duplex lot (>=8,000 sf); +1 internal ADU per HB 82 on owner-occupied
max_footprint_sf
derived from setbacks; lot coverage % not retrieved
parking_required
per Ch. 14.37 — ratios not fully extracted

Massing explorer

Interactive 3D comparison across every district. Drag to orbit, scroll to zoom, use the slider to walk districts, and toggle applicable overlays in the right-side panel.

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Setbacks (F / S / R)
— ft
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Parking
— /unit
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Max density
— du/ac
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— sf
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District Category Height FAR Coverage Setbacks Parking Density Min lot Overlays

Sources & references

Citations
  1. [1] §14.10.080
  2. [2] §14.10.080
  3. [3] §14.10.080
  4. [4] §14.10
  5. [5] §14.10.080
  6. [6] n
  7. [7] i§14.10
  8. [8] §14.37.060
  9. [9] §14.11.080
  10. [10] §14.11.080
  11. [11] §14.11.080
  12. [12] i§14.11.080
  13. [13] n
  14. [14] i§14.11
  15. [15] §14.37.060
  16. [16] n§14.11A
  17. [17] n§14.11A
  18. [18] n§14.11A
  19. [19] n§14.11A
  20. [20] n§14.11A
  21. [21] n
  22. [22] n§14.11A
  23. [23] §14.37.060
  24. [24] n§14.12
  25. [25] n§14.12
  26. [26] n§14.12
  27. [27] n§14.12
  28. [28] n§14.12
  29. [29] n
  30. [30] n§14.12
  31. [31] §14.37.060
  32. [32] n§14.13
  33. [33] n§14.13
  34. [34] n§14.13
  35. [35] n§14.13
  36. [36] §14.37.060
  37. [37] n
  38. [38] n
  39. [39] n
  40. [40] n
  41. [41] n
  42. [42] n
  43. [43] §14.37.060
  44. [44] n§14.20
  45. [45] n§14.20
  46. [46] n§14.20
  47. [47] §14.37.060
  48. [48] §14.21A
  49. [49] §14.21A
  50. [50] §14.21A
  51. [51] §14.21B
  52. [52] §14.21B
  53. [53] §14.21B
  54. [54] n§14.27
  55. [55] n§14.27
  56. [56] n§14.27
  57. [57] n§14.28
  58. [58] n§14.28
  59. [59] n§14.28
  60. [60] n§14.27A
  61. [61] n§14.29

Research status

Publication gates

primary url presentpassed
no aggregator citedpassed
confidence tags full formpassed
overlays have parameters trigger confidencepassed
preempt section city specificpassed

Verification

last_verified_at2026-04-18T23:15:00Z
verifier_specialistverification-pass
verifier_version1.0
verification_resultpassed
atomic_claims_checked38
atomic_claims_passed38
atomic_claims_failed0
failed_claims
narrative_refnarratives/provo-ut/prov-ut-20260418-v2e2e.json#section-verification-pass

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