Planning commission approves four transient lodging units at 933 Zion Park Boulevard with parking and lighting conditions

The Springdale Planning Commission on Jan. 15 approved a design development review for a two‑story structure at 933 Zion Park Boulevard that will contain four transient lodging units and one long‑term rental apartment, the commission chair said. The motion passed on a 5‑0 vote.

Niall Connolly, community development staff, told the commission that “she's applied for 4 transient lodging units and 1 long term rental apartment at her property at 933 Zion Park Boulevard,” and that the town council approved a transient lodging overlay for the property in 2024. Connolly said the submitted plans are “consistent with those that were part of that original application” but cautioned that most of the parking shown on the site plan is not fully compliant with current code; preexisting parking may continue to be used but any new stalls must meet today’s setback rules.

The commission framed its approval around four conditions. The motion requires that the applicant record a restrictive covenant against the property as required by town code before development begins; that parking spaces 8, 9 and 10 be eliminated and parking space 7 be designated an ADA space; that the applicant confirm all exterior light fixtures with the community development department before installation to ensure compliance with the outdoor lighting ordinance; and that a pedestrian amenity be provided at the front of the property, with the commission clarifying that an existing bench will satisfy that requirement if it remains in place.

Applicant Laura Doty, who identified herself as representing Canyon Offerings, addressed the lighting question: “we're gonna have to research some more again,” she said, and told commissioners she would work with staff so fixtures meet the ordinance. Doty said she expects “the 2 inch shield on the majority of the fixtures” and that some fixtures will be below the 1,000‑lumen threshold referenced in the ordinance; staff and the applicant agreed the total of that fixture type would be under the 5,000 lumen allowance cited during discussion.

Commissioners also discussed screening of mechanical equipment and landscaping. Doty said the back‑lot AC units would be screened and placed inside a small metal privacy enclosure similar to equipment already used around the store. She said the dumpster was moved from the rear to the front of the existing parking area for collection access and that recycling bins would be sited so they are not visible from the public right of way.

The motion was moved and seconded during the meeting and carried unanimously. Vote record: Jennifer McCullough, aye; Terry Kruschke, aye; Tom Kinston (chair), aye; Paul Zimmerman, aye; Tanner Paxman, aye.

The commission closed the public hearing before deliberation; no members of the public spoke on the item. Construction may not commence until the required covenant is recorded and lighting and parking conditions are satisfied, per the motion.