Springdale council approves transient lodging overlay for 975 Zion Park Boulevard, with conditions

Springdale — The Springdale Town Council voted June 10 to apply the town's transient lodging overlay to 975 Zion Park Boulevard, allowing the demolition of a vacant restaurant building and construction of a new mixed-use structure with four short-term lodging units and two long-term rental units.

The application, submitted by applicant Trista Rainer, was reviewed by town staff and recommended for approval by the Planning Commission with three conditions. Staff described that the project includes four transient lodging units, two long-term units (one of which must be deed-restricted under the TLO ordinance), and design plans intended to maintain village scale and protect night skies.

"These are not engineered drawings, but they are to scale on the property," applicant Trista Rainer told council, describing internal breezeways, stepped-back massing, and placement of the long-term units toward the rear of the property to reduce impacts on adjacent residences. Rainer said the long-term units would be designed for year-round occupancy and could provide employee housing.

Michelle Kellen, manager at Mimi's Cafe on the property, urged approval. "This project is exactly the kind of thoughtful development that Springdale needs," she said, adding that lodging in the downtown core encourages guests to walk and support local businesses.

Council members debated whether approval would further an unwanted expansion of short-term rentals or whether it responsibly reuses a long-vacant commercial building and adds housing. Councilmember Pat Campbell framed the decision around the town code's legislative criteria and general-plan goals, while other members expressed concern about relying on transient lodging as a pathway to workforce housing.

Campbell moved to approve the TLO; the motion referenced the Planning Commission's recommended conditions and the general-plan housing goals. The council voted with a recorded roll call: Pat Campbell (yes), Barbara Bruno (yes), Jack Burns (no), Kyla Topam (yes). The motion passed and the council directed staff to apply the Planning Commission conditions, including final design development review that matches the concept elevations and exterior materials noted in the packet, and to ensure deed-restriction language for the required long-term unit.

The approval does not require the separate parking plan that the applicant discussed; staff clarified that any future parking-lot work would proceed through the Planning Commission and design-development-review processes. The council noted the applicant may separately pursue EV charging and bike-rest amenities but added that such features are not required by the TLO ordinance.