Springdale Planning Commission backs transient-lodging overlay for 975 Zion Park Boulevard with design and deed‑restriction conditions

The Springdale Planning Commission on May 20 unanimously recommended that the town council approve an application to apply a transient lodging overlay (TLO) to 975 Zion Park Boulevard, forwarding the proposal with conditions on final building footprint, exterior design elements and a deed restriction for one long‑term rental unit.

Vice Chair Terry Kruschke opened the public hearing and described the recommendation motion adopted by the commission, which sets the final footprint at about 2,600 square feet (plus or minus a small allowance) and requires the final design to include the varying exterior wall panels and architectural elements shown in the applicant’s drawings. The motion, moved by Kruschke and seconded by Commissioner Paul Zimmerman, passed by voice vote: Rich Swanson, aye; Terry Kruschke, aye; Paul Zimmerman, aye.

Town planner Nile Connolly told the commission the applicant, Trista Rainer, applied during the recent TLO application window. The property sits in the Central Commercial zone and the application proposes demolishing a vacant rear restaurant building and replacing it with a smaller building that would contain four transient (nightly) lodging units and two long‑term rental (LTR) units. Connolly said the TLO code requires one long‑term rental unit for every four lodging units and noted the applicant is proposing an additional, surplus long‑term unit and asked that only one of the two LTRs carry the deed restriction required by the chapter.

The applicant, Trista Rainer, said the existing rear restaurant is built with a material that does not lend itself to remodeling, so the proposal replaces that building with a smaller structure that she said will be more harmonious with surrounding buildings. Rainer said the design adds an internal breezeway, stepped‑back walls, patios and balconies, and places the new building pad several feet lower than adjacent properties to reduce visual impact. She said the two long‑term units would be used as housing rather than as transient units in practice and that the property already includes townhomes, some of which are rented to local workers.

Commissioners asked about site details. Rainer said the plan retains the basement for storage or laundry only (no public access), and estimated the property currently has about 41–42 parking spaces and that the project would retain sufficient parking while revising the layout and moving handicap spaces closer to Mimi’s Cafe. When asked about neighborhood notice, Rainer said she received two written responses, including a supportive letter from nearby owner Laura Doty, which staff had included in the packet.

Connolly and commissioners clarified the TLO code provision cited in the staff report: the required long‑term rental unit must be open to the public and cannot be tied to employment for the transient lodging operation (for example, it cannot be restricted solely to staff housing). Connolly said the commissioner could recommend that one of the two long‑term units carry the deed restriction required by code while the surplus LTR be exempt from that specific employment‑tie restriction; commissioners accepted that approach.

In deliberation commissioners praised the revised scale and design, saying it aligned with the town’s village character. One commissioner expressed regret that some open lawn area in the town center would be reduced for parking, but the concern was not seen as disqualifying. Kruschke’s motion recommends approval to the town council, with the conditions that the final design development submittal shows a building footprint of approximately 2,600 square feet (allowing minor adjustments), includes the exterior design features presented to the commission, and records the required deed restriction on one of the two long‑term rental units while allowing the surplus long‑term unit to remain without that deed restriction.

The recommendation now goes to the Springdale Town Council for final action. At the same meeting the commission also decided not to cancel its June 3 work session so staff can conduct a required design‑development review, approved the March 4 meeting minutes and then adjourned.