1. Purpose and Applicability:
   1. This chapter shall apply to all commercial development within the city, and shall establish performance and development standards to encourage and facilitate the orderly growth and development of the city. These standards are intended to provide good building and area design and to ensure compliance with the district regulations and other provisions of this title relating to public health, safety and general welfare. The standards set forth within this chapter shall be interpreted to be the minimum standards within the designated district, unless stated otherwise. Because of the unique requirements of the commercial district, such as no front or side setback requirements, provisions of this chapter regarding landscaping at front and side lots may be waived by the Planning Commission; provided that the intent of this chapter is carried out to the maximum extent possible. These standards do not apply to industrial parks.
   2. To the maximum extent possible, these requirements shall apply to existing commercial developments when either of the following occurs:
      1. The occupied square footage of the main structure is enlarged by more than 45%.
      2. The building is remodeled or expanded, and the expansion or remodeling has a valuation of over $100,000 as determined by the Building Inspector.
2. Lot Size and Frontage:
   1. Lot Size: Each lot will be a minimum of one-half acre but more may be required depending on the nature of the business, except that all off-street parking and yard requirements shall be accommodated, and as the Planning Commission and City Council may deem necessary.
   2. Frontage on Arterial or Collector Streets: Uses with at least one 100 feet of frontage are allowed one access onto an arterial or collector street as designated in the transportation and circulation map of the city. Uses with less than 100 feet of frontage shall not be permitted direct access onto an arterial or collector street. Such uses shall be required to share a common driveway in order to assure one 100 feet of distance between driveways.
   3. Frontage on Minor or Local Streets: Uses with at least 60 feet of frontage are allowed one access onto a minor or local street as designated on the transportation and circulation map. Uses with less than 60 feet of frontage shall not be permitted direct access onto a minor or local street. Such uses shall be required to share a common driveway in order to assure 70 feet between driveways.
3. Building Location:
   1. Distance to Road or Driveway: No building, with the exception of any portion that contains a drive-up window or counter, shall be closer than fifteen feet from any private road or driveway.
   2. Front Property Line: The public street right-of-way shall be considered the front property line of a lot. Where a lot is bordered on two or more sides by a public street right-of-way, all such sides shall be considered as front property lines, and the area between the front property line and the building lines shall be known as the front setback area in all cases.
   3. Building Height: The maximum height for any commercial building shall be 50 feet measured from the natural grade level. Plans for all structures that are intended to be higher than 35 feet shall be reviewed by the Planning Commission. The Planning Commission shall deliver its recommendation to the legislative body for approval or disapproval.
4. Landscaping: A landscaping design for the site shall be reviewed and approved by the Planning Commission at site plan review. A permanent sprinkling system shall be installed in all required landscaping, except for approved dry landscaping areas.
   1. Trash Containment: Storage areas containing garbage or rubbish (including recycling) containers (dumpsters) shall be screened with landscaping or opaque fencing. Each wall or fence shall be at least equal in height to the containers or dumpsters to be screened and shall be sufficient to screen such facilities from a public street or neighboring lot. No outdoor trash container storage shall be located within 30 feet of any residential use, and no such storage shall be permitted in a required front yard from the street to the building line.
   2. Lighting: Electrical reflectors, spotlights, floodlights and other sources of illumination may be used to illuminate buildings, landscaping, signs, and parking and loading areas on any property, provided they are equipped with proper lenses or other devices concentrating the illumination upon the building, landscaping, signs, and parking and loading areas and preventing any bright, direct illumination upon adjacent property or any public right-of-way. No unshielded white lights, reflectors, spotlights, strobe lights, flashing lights (message centers may be excluded from this prohibition), or searchlights shall be so located that they are shining toward or are directly visible from frequently traveled public rights-of-way. (see MCC 10-9-3 for further lighting standards)
5. Parking Lots and Loading:
   1. General: There shall be provided at the time of erection of any main building or at the time any main building is enlarged or increased in capacity, minimum off-street parking space with adequate provisions for ingress and egress by standard size automobiles in accordance with the requirements herein.
   2. Parking Space Size: A parking lot shall provide a logical balance of spaces to accommodate vehicles of various sizes.
   3. Parking Areas, Development and Maintenance: Every parcel of land hereafter used as a public or private parking area, including a commercial parking lot and also an automobile, farm equipment or other open air sales lot, shall be developed and maintained in accordance with the following requirements:
      1. Curb and Gutter: The perimeter of the paved surface shall be finished with concrete (or other approved material) curb and gutter (minimum of a four-inch back and six inches high).
      2. Surfacing: Every parcel of land hereafter used as a public parking area shall be paved with an asphaltic or concrete surfacing, shall have appropriate bumper guards where needed as determined by the administrator, and shall be so arranged and marked as to provide the orderly and safe loading or unloading and parking and storage of vehicles.
      3. Lighting: Lighting used to illuminate an off-street parking area shall be so arranged as to reflect the light away from adjoining residential premises or frequently traveled public rights-of-way. (See MCC 10-9-3 for further lighting requirements)
   4. Loading Areas:
      1. For every building or part thereof having a gross floor area of 10,000 square feet or more, which is to be occupied by a commercial or industrial use to or from which delivery of materials or merchandise is regularly made by motor vehicles, there shall be provided and maintained, on the same lot with such building, at least one off street loading space, plus one for each additional 20,000 square feet, or major fraction thereof. Each loading area shall be not less than 14 feet in width, 25 feet in length, and 15 feet in height.
      2. The loading area shall not occur forward of the building setback line on any street frontage.
6. Driveways and Curb Openings:
   1. One-way driveways shall be not less than 12 feet nor more than 32 feet in width, except that no two complementary one-way driveways may total more than 40 feet in width. Two-way driveways shall be not less than 25 feet nor more than 32 feet in width, except as noted in subsection F.5. of this section. In determining the width of curb openings and spacing of driveways, the end transitions in each case will not be considered a part of the width of the curb opening.
   2. Driveways shall be located a minimum of five feet from the side property line, measured from the nearest end transition point. This does not apply to side property lines abutting public rights-of-way.
   3. Driveways shall have a minimum end transition (curb radius) of ten feet and a maximum of 30 feet. There shall be at least 22 feet of full height curb between the end transition point (point of curvature of the curb lines) of any two driveways, except as noted in subsections F.4. and F.6. of this section.
   4. Where the common driveway is of the split, one-way directional type, there shall be at least five feet between the end transition points of the two driveways.
   5. Wherever a common driveway is constructed serving two or more properties, the common curb opening shall have a maximum width of 36 feet.
   6. Where the adjacent public right-of-way road width is less than 80 feet, no curb opening for a driveway shall be wider than 30 feet, except as noted in subsection F.5. of this section.
   7. Where the adjacent public right-of-way road width is 80 feet or more, no curb opening for a driveway shall be wider than 36 feet, except as noted in subsection F.5. of this section.
   8. The total width of all curb openings shall not exceed 40% of the frontage. For corner lots, the total width of curb openings shall not exceed 30% of the combined frontages.
   9. No point of curvature for any driveway curb opening shall be permitted within the following distances of the points of curvature for intersection curb turns:
      1. Forty feet if the intersection is signalized; and
      2. Forty feet if the intersecting street right-of-way is greater than 70 feet; and
      3. Thirty feet if the intersecting street right-of-way is 70 feet or less.
   10. Where the construction of more than one curb opening is required, a concrete safety curb between curb openings, along and inside the property line, shall be provided when the property located between two driveways is used for the purpose of movement, storage or parking of vehicles.
   11. No curb opening will be approved which contemplates vehicle encroachment on any portion of the street right-of-way for loading, standing or unloading.
   12. Curb openings must serve only those off-street parking spaces or loading zones that conform to city standards.
   13. Curb openings shall be entirely within the extension of the side property lines extended perpendicular to the street centerline.
   14. Curb openings and driveways shall be paved and shall provide adequate drainage.
   15. Curbs for driveway approaches shall be of the radius type and be provided with wheelchair ramps.
   16. Any unused or abandoned curb openings, or portion thereof, shall be restored to the original curb section at the expense of the abutting property owner. Upon refusal or neglect of the owner or agent to restore the curb and gutter to their original section, the city shall proceed to do such work, and all expenditures so incurred shall be charged against the owner or agent.
   17. Improvements in the public right-of-way shall be designed and constructed in conformance with the applicable specifications. The minimum design vehicle shall be the single unit truck.
   18. The maximum and suggested width of a driveway through the perimeter landscaped strip to a service station shall be 40 feet for two-way vehicular movement, and 15 feet for one-way vehicular movement. No more than one two-way accessway shall be permitted for any street frontage up to 100 linear feet, and no more than two one-way accessways shall be permitted for any street frontage. For frontages of more than 100 linear feet, two two-way accesses, each a maximum and required width of 24 feet, are permissible, but shall not be built on the same frontage as any other driveway. These standards are to be applicable to any one ownership. In no case shall the end transition point of an accessway be closer than 25 feet to the corner property line. No object shall be so situated as to interfere with the required sight distance of intersections as set forth in the AASHTO specifications.
   19. Driveway widths along roads controlled by the Utah Department of Transportation (UDOT) shall require a UDOT permit and shall comply with UDOT requirements.
7. Outside Storage: Outside storage shall be completely screened, by landscaping or opaque fencing, from view from any public street or abutting properties. This does not apply to representative displays of materials for sale but does apply to general inventories, miscellaneous merchandise, stockpiles, etc.
8. Grading and Drainage Plan: A grading and drainage plan, including primary on-site drainage water containment such as a sump, shall be submitted to the Planning Commission with the application. Primary on-site containment shall accommodate a 25-year rainstorm of one-hour duration.

1. Purpose: The following performance standards are intended to ensure that all industries will provide necessary modern control methods to protect the city from hazards and nuisances; to set objective, quantitative standards for the maximum tolerated levels of frequently hazardous or annoying emissions; and to protect any industry from arbitrary exclusion or persecution based solely on the characteristics of that type of industry's past uncontrolled operation.
2. Landscaping: A landscaping design for the site shall be reviewed and approved by the Planning Commission at site plan review. A permanent sprinkling system shall be installed in all required landscaping, except for approved dry landscaping areas.
3. Parking Lots and Loading:
   1. General: There shall be provided at the time of erection of any main building or at the time any main building is enlarged or increased in capacity, minimum off-street parking space with adequate provisions for ingress and egress by standard size automobiles in accordance with the requirements herein.
   2. Parking Space Size: A parking lot shall provide a logical balance of spaces to accommodate vehicles of various sizes.
   3. Parking Areas, Development and Maintenance: Every parcel of land used as a public or private parking area shall be developed and maintained in accordance with the following requirements:
      1. Curb and Gutter: The perimeter of the paved surface shall be finished with concrete (or other approved material) curb and gutter (minimum of a four-inch back and six inches high).
      2. Surfacing: Every parcel of land used as a public parking area shall be paved with an asphaltic or concrete surfacing, shall have appropriate bumper guards where needed as determined by the administrator, and shall be so arranged and marked as to provide the orderly and safe loading or unloading and parking and storage of vehicles.
      3. Lighting: Lighting used to illuminate an off-street parking area shall be so arranged as to reflect the light away from public rights-of-way.
4. General Requirements: No land or building devoted to uses authorized by this chapter shall be used or occupied in any manner so as to create dangerous, injurious, noxious or otherwise objectionable fire, explosive or other hazards; noise or vibration; smoke, dust, odor or other form of air pollution; heat, cold, dampness or glare; electrical or other disturbance; liquid or solid refuse or water; or other substance, condition or element in such a manner or in such an amount as to affect adversely the surrounding area or adjoining premises. The foregoing are hereinafter referred to as "dangerous or objectionable elements."
   1. State Agency Notification: The administrator shall confirm that the state department of environmental quality is informed of all applicants for uses authorized by this chapter.
   2. Performance Standards Review: In addition to meeting other application requirements, applicants seeking approval for a light or medium industrial use shall include in the application a description of the proposed machinery, products and processes to be located at the development. If, in its opinion, the proposed use may cause the emission of dangerous or objectionable elements, the Planning Commission may refer the application for investigation and report to one or more expert consultants qualified to advise as to whether a proposed use will conform to the applicable performance standards specified in this chapter. Such consultants shall report as promptly as possible. A copy of such a report shall be promptly furnished to the applicant. The cost of such an expert report shall be borne by the applicant.
   3. Ruling by Planning Commission: Within 30 days after the Planning Commission has received the application or report, if a report was required, or within such period as agreed to by the applicant, the Commission shall determine whether reasonable measures are being employed to assure compliance with the applicable performance standards. On such basis, the Commission may require a modification of the proposed plans, construction specifications, device or operation, and shall inform the Building Inspector.
   4. Continued Compliance: Any use so authorized shall not relieve the applicant of the responsibility of meeting such standards when the plant is in operation, and, in case of a failure to perform in accordance with the standards, whatever additional devices or modifications in process shall be necessary to achieve full compliance with the standards shall be the sole responsibility of the applicant. These standards shall be established as conditions for approval of the proposed development.
   5. Continued Enforcement: The administrator shall investigate any purported violation of performance standards and, if necessary for such investigation, may request that the Planning Commission employ qualified experts. If, after public hearing and due notice, the legislative body finds that a violation has existed or does exist, it shall order the administrator to serve notice that compliance with the performance standards must be achieved within a specified period of time or the plant will be shut down. Should the violation of performance standards threaten the public health, convenience or welfare, the Planning Commission may order the offending plant to cease operation until proper steps are taken to correct the conditions which caused the violation. The services of any qualified experts employed by the Planning Commission to advise in establishing a violation, shall be paid by the violator if said violation is established, otherwise it shall be paid by the city.
   6. Locations Where Determinations are to be Made for Enforcement of Performance Standards: The determination of the existence of dangerous and objectionable elements shall be made at any point; provided, however, that the measurements having to do with noise, vibration, odors or glare shall be taken at the lot line of the establishment or use.
5. Dangerous and Objectionable Elements:
   1. Noise: No use shall emit or cause the emission of sound from a stationary source such that the one hour equivalent sound level (Leq) of resultant sound measurement at the lot line of the establishment or use exceeds by six dBA or more the one hour equivalent sound level (Leq) caused by ground transportation as estimated for that point of measurement and that time of day, pursuant to FHWA-RD-77-108, highway traffic noise prediction model, or by other techniques at least as accurate as those set out in FHWA-RD-77-108. The sound level measuring instrumentation shall conform with ANSI S1.4-1971 type 1, and the measurement procedure shall be compatible with that according to ANSI S1.13-1971, with the following adjustments:
      1. Adjustment for temporal and tonal characteristics of sound: If the sound has a pronounced audible tonal quality such as a whine, screech, buzz or hum, or if the sound has an audible cyclic variation in sound level such as beating or other amplitude modulation, five dBA shall be added to the measured sound level to allow for increased subjective response to the sound.
      2. Quasi-steady Impulsive Sound: Where the sound is of a repetitive impulse nature so that a steady reading is obtained using the "slow response" setting on the sound level meter, then ten dBA shall be added to the measured value to allow for the increased subjective response to the sound. An adjustment may be made under only one of subsections E.1.a. and E.1.b. of this section. In a case where both subsections apply, then this subsection takes precedence.
   2. Vibration: No vibration (other than from transportation facilities or temporary construction work) shall be permitted which is discernible without instruments at the property line of the industrial use.
   3. Odors: No emission of odorous gases or other odorous matter shall be permitted in such quantities as to be readily detectable when diluted in the ratio of one volume of odorous air to four volumes of clean air or at the point of greatest concentration. Any process which may involve the creation or emission of any odors shall be provided with a secondary safeguard system, so that control will be maintained if the primary safeguard system should fail.
   4. Glare: No direct or sky reflected glare, whether from flood lights or from high temperature processes such as combustion or welding or otherwise, shall be permitted to be visible at the property line of the industrial use. This restriction shall not apply to signs or lighting of buildings or grounds for advertising or protection otherwise permitted by the provisions of this title.
   5. Fire and Explosion Hazards: All activities involving, and all storage of, flammable and explosive materials shall be provided at any point with adequate safety devices against the hazard of fire and explosion and adequate firefighting and fire suppression equipment and devices standard in the industry. Burning of waste materials in open fires is prohibited at any point.
   6. Air Pollution: No particulate or gaseous pollutants shall be emitted into the air in violation of the state air conservation act, its amendments, or resulting regulations.
   7. Liquid or Solid Wastes: No discharge at any point into a public sewer, private sewage system or stream, or into the ground, shall be allowed contrary to the state water pollution control act, its amendments, the subsequent wastewater disposal regulations, or the code of solid waste disposal regulations.

Purpose: Mona City is committed to preserving its small-town charm while promoting responsible outdoor lighting that supports safety, energy savings, and night sky visibility. This ordinance encourages lighting practices that benefit both businesses and the community.

Key Goals:

• Reduce glare and light spilling onto neighboring properties.
• Improve safety without over-lighting.
• Conserve Energy.
• Protect pubic health and comfort.

Who This Affects: This lighting ordinance applies to all new or modified exterior lighting on commercial. residential, public, and industrial properties withing Mona City

Exemptions:

• Seasonal decorations and holiday lighting (permitted temporarily).
• Lighting for construction sites, emergencies, or public safety.
• Underwater lighting in pools and fountains.
• Lighting required by law.
• Recreational facilities (must still meet 3000K color temperature standard).
  

Key Terms:

Fully Shielded Fixture: Lighting that directs light downward with no light escaping above the fixture. Kelvin (K): A measure of light color. Lower values (≤3000K) are warm, amber-toned and dark-sky friendly. Lumen: The brightness of a bulb. More lumens = more light. Light Trespass: Unwanted light spilling onto another property. Motion Sensor: Turns lighting on only when movement is detected.

1. Commercial Outdoor Lighting Rules:
   1. Color Temperature:
      1. lights must be 3000K or lower (warm white).
   2. Brightness and Shielding:
      1. Fixtures over 1,500 lumens must be fully shielded.
      2. Lighting must stay on your property - no light trespass allowed.
      3. No uplighting of buildings, signs, or landscaping.
   3. Signs:
      1. Front-Lit Signs:
         1. Must shind downward only from above.
      2. Back-Lit Signs:
         1. No more than 25% white area, including letters.
         2. Must use opaque materials (no clear plastic).
         3. Internal lights must be 3000K or less.
      3. Neon Signs:
         1. Limit to 3 feet of neon.
         2. Must turn off within 4-6 hours after sunset.
         3. Extended lighting requires City Council approval.
      4. Electronic Signs (EMS):
         1. Brightness limited to 100 nits after dark.
         2. Must stay static for at least 30 seconds.
         3. No moving or flashing text.
         4. Max screen size 10 ft.
         5. Must be spaced 1000 feet apart.
         6. No allowed within 1000 feet of residential zones.
         7. Malfunctioning signs must turn black until fixed.
   4. Parking Lots & Gas Stations:
      1. Parking Lots:
         1. Max pole height: 16 feet. must be full cutoff.
         2. Building-mounted spotlights for parking lots are prohibited.
      2. Gas Stations:
         1. Lights must be mounted underneath the canopy.
         2. Fixtures must be full cutoff, no visible bulbs.
         3. No "glow" effect from under canopy edges.
2. Maximum Allowed Light (Per Acre)
   1. Commercial:
      1. 15,000 lumens/acre max.
      2. 5,000 lumens may be unshielded.
      3. 10,000 lumens must be shielded.
   2. Residential:
      1. 10,000 lumens/acre max.
      2. Must follow same shielding/color rules.
3. Public Lighting:
   1. Streetlights and public spaces:
      1. Must use energy-efficient, low-glare lighting.
      2. Max 10,000 lumens/acre.
      3. Must be approved through the Planning Zoning process.
4. Prohibited Lighting:
   1. Uplighting on structures, vegetation, or signs.
   2. Flashing, blinking, or moving lights (except holiday lights).
   3. High-intensity sources like searchlights or lasers.
   4. Neon signs visible from off the property (unless approved).
   5. Floodlights aimed at lots or sales displays from buildings.
5. Lighting Control:
   1. Motion sensors and timers are required to avoid all-night operation.
   2. Lights mounted above the first floor must be fully shielded.
   3. Flags and monuments must be lit from above only unless approved by the Mona City Council.
6. Compliance Timeline & Enforcement:
   1. All new construction or major renovations must follow the code.
   2. Upgrades or additions over 25% of building value or 50% of area require full lighting compliance.
7. Penalties:
   1. 1st Notice: 6 months to fix.
   2. 2nd Notice: City Hearing
   3. 3rd Notice: Fine up to $750.