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Developer seeks zone change to combine 3 acres for strip-mall and mixed use; planning staff flag utilities and stormwater needs
Summary
A property owner seeking combined-use zoning for roughly 3 acres on Main Street presented conceptual plans for a strip mall, parking and potential recreation uses; planning staff and commissioners advised a formal zone-change application, noted a $400 fee, and identified utility, stormwater, hydrant and easement constraints that must be resolved.
A property owner presented conceptual plans to Mona Planning and Zoning on April 2 proposing to rezone and combine a roughly 3-acre parcel near Main Street into a combined-use site for a strip mall and other small commercial or recreation uses. Commissioners said a formal zone-change application is required and advised the applicant to file paperwork and pay the $400 application fee.
Staff and commissioners warned that bringing sewer, culinary water, gas and power to the site will be the biggest technical challenge. Discussion highlighted a 10-foot recorded easement along the inside property line, fiber-optic lines and deep sewer runs on Cemetery Lane that complicate tying utilities into the site. Planning staff recommended coordinating with county and utility providers early to determine whether water and sewer lines can be run, whether hydrants will meet fire-safety spacing requirements, and how stormwater will be managed if paving and parking increase impervious area.
The applicant’s concept showed two lots (north and south) with a strip-mall-style building in back, parking for 40–60 vehicles and possible tenant spaces of about 1,850 square feet each. Commissioners discussed potential uses including a gym or rec center, studios or small storefronts; the council had previously signaled opposition to storage-unit development and prefers tax-generating storefront uses.
The commission advised the applicant to submit a zone-change application, then consult with city and county public works, the irrigation company and state water engineering as appropriate to determine water-demand modeling and infrastructure costs. Staff said the zoning decision must precede detailed design and that conditional approvals might require extending or upgrading water/sewer mains, installing retention/collection for stormwater, and providing a hydrant within code-required distance.
