Planning Commission - Special Meeting

It's 5 p.m. and we're at the Canyon Community Center for the June 3rd meeting of the Springdale Planning Commission. From the town, we have Tom Dancy, Niall Connolly, and April Raditz. On the dais, we have Matt Fink, Zion National Park representative. Terry Krischke, myself, Jennifer McCullough, Paul Zimmerman, Kosh Bhatti, and Melissa Laborde. Rich Swanson and Tom Kiniston are not able to make it tonight. Melissa and Kosh, I'd like to ask you to vote. Thank you. And is there a motion to approve tonight's agenda?

I move we approve tonight's agenda. Second.

Motion by Paul, second by Terry. All in favor?

Terry, aye.

Jennifer, aye.

Paul, aye. Cash, aye. Melissa, aye.

Motion passes. Are there any general announcements? No announcements tonight. Any declarations of conflict of interest? Okay, for tonight's agenda, we have one action item, which is a public hearing. Mr. Luke Wilson requests design development review for the approval of an expansion to the parking lot at 50 Zion Park Boulevard. The staff contact is Niall Connolly. We will follow public meeting rules of order and procedures. Please be sure to have signed into the meeting on the form in the back if you intend to speak. And please keep in mind that each public comment is limited to three minutes. And we will start with an intro from Niall.

Thank you. So as you indicated, we have a public hearing. This item is a public hearing. Mr. Luke Wilson has applied for a design development review for an expansion to his parking lot at 50 Zion Park Boulevard. This is a retrospective application, meaning that the spaces have already been constructed, and Mr. Wilson wishes to come into compliance now with the town's ordinances. The expansion involves 15 additional spaces and it was indicated there. It also includes a landscape seating area which is described on the plans as a public lounge and landscape area. The parking lot was originally developed in 2016 and in that In the time between then and now, the town's standards on parking lots have changed. There are some new standards that the applicant needs to comply with. Those include integration with a commercial use. There's some specific landscape requirements that apply. There's also trash and recycling facilities required and also restroom. So, the commission should review the proposal to make a determination on whether those points have been met or not. The applicant proposes a food truck or coffee truck to satisfy the commercial requirement and there's some discussion on the other points within the staff report as well. I'd be happy to answer any questions from the session.

I believe in following order of public hearing. First, if there's a presentation from the applicant. Would you like to? Yeah, sure.

Yes, yes. Thank you for being here. I realize this is not a normal meeting. So I'm Luke Wilson. I bought that parking lot about a year ago from Janet Micah. Everybody knows about the parking lot already. When I bought it, I bought, and I'm not going to try to make a long story, but I bought the two homes across from my other parking lot as well at the same time, the two little homes across from my coffee shop just down the road. And I graded and cleaned up the property there, built rock walls and landscaped it and fixed up those little homes. You might know which ones I mean on the corner of Hummingbird and And then I jumped to this property. I did the same thing. I graded and cleaned this up. And I stayed outside of the 30%. As I started doing, and when I was doing the homes, everyone was thanking me. And so I didn't think that this would be as delicate as it was. As I was grading this, Tom Kipp, and he said, hey, hey, hey, hey, wait, wait, wait, you don't have This is delicate, and so he stopped me. We stopped right then. He had me get about, you know, engineering to the nth degree about where the slope was, the 30% grading, and put up a fence. All of that's appropriate, and I totally understand why. So I have a grading permit. I followed it to the inch. That's been approved. I built a rock wall around it and added those spaces. I didn't know about the new rule with the bathroom and the recycling facility. and the business. I have the other parking lot, and I didn't know about that rule at the time that I did this. So in my mind, it was out of the 30% grading. I had a legal permit to grade. I did talk to Tom to be quite candid about doing more landscaping in the back than I did. I didn't think I could fit those spots. I thought I'd get three or four or five, but it seemed like it worked to put them up. And I paved higher than I talked to him about. And then he called and said, you know, This needs attention. So then for the last few months, we've been kind of trying to get on the schedule here. I have no intention of not complying. As I understand, the three things that come to mind here are the head-to-head parking. In my mind, that isn't head-to-head parking because there's about an eight-foot vertical difference between the lower and upper level, but we can call it head-to-head parking. Planters on the ends of any rows of parking. the bathroom, and then the commercial use. Not trying to rat out anyone, but across the street, 100 yards, there's head-to-head parking in their entire parking lot. As I understand, that rule came about in 08. I looked up the code. That parking lot was added 41 stalls in 2019 or 2020 per the county website that I could see, as it is on the high-resolution map. I don't have any problem with it. It's a very good parking lot. It's well used. But I know they have head-to-head parking the entire thing. There's countless parking lots in town that don't have planners on the ends, including right here. And I'm not, again, trying to throw that out. I'm not saying I don't want to comply. I'm happy to comply. But I see these little things all over. And I could give you many other examples in town of this. I think those are easy things to deal with. The landscaping, the head-to-head parking, there's solutions to both of those. I had talked about the bathroom. I didn't actually know there was no sewer. The town doesn't have sewer in the road there. It's about 550 feet away in front of subway and eight feet higher than I am. And that's probably why there's no sewer because it's too high for me to use it. If you include the 12 and a half feet of fall that it would take over 500 feet to make it legal sewer use, it's like 22 feet of difference there. It wouldn't work. You'd have to go through the landslide, whatever. So I have no issue doing any other thing like a septic system or a sealed tank. or a self-contained bathroom that's screened so no one can see it like they use in the park. I don't have any problem with any of those, but I realize that until there is sewer in the road, I can't just build a bathroom because there's no sewer. So in my mind, and after talking to a few council members about the sensitivity of sewer or including a septic field in that property, it seemed the most logical to do kind of an upscale self-contained unit. They're expensive because you have to service them every week and you have to have them cleaned and you have to have them stocked and you have to build a screen around it and stuff. It's not ideal, but it does meet the requirement as I read the code. And then lastly, a sewer-less business, the businesses that I could think of that would I feel like work would be either, there's no power there either, but e-bikes or coffee. Everybody at my other coffee shop is out the door, 20 people deep, everybody's trying to get their coffee, and I thought, surely enough people would want some coffee that a mobile, like an upscale nice mobile coffee business there would work. Again, no sewer, I can't hook into anything, so I'm trying to provide what isn't being provided, And still try to meet the ordinance and as I read the ordinance, I think both of those things comply Future business I would like to do some e-bikes I've spoken with Kyla and tied top I'm often about the nuances of e-bikes traveling through town at high speeds not stopping at the crosswalks, whatever I think this is a great location because it's right at the entrance of the park that doesn't need sewer either and And I feel like I could do something at the back of the parking lot with a shade structure like my other e-bike business and have some bikes there as well. But I have not proposed that on this one for this meeting and for this season, which is now underway. I think those things that I've mentioned meet the ordinance. And so I would also like to point out a couple of things that I did. I'm not trying to cause an issue. In cleaning up this parking lot and adding the spaces in the back, I put in 2,000 square feet of sidewalk for the town, 400 lineal feet, five feet wide, a bridge over the historic head gate that wasn't to be touched or deconstructed. I landscaped the planters off the SR9. I don't need water on my parking lot, but I pay for it because there's those planters, and I water them. And I pay the bill to water those planters. I don't know. I think that's my job. I'm not sure, but I like how they look, so we do that. I'm trying to create a public lounge above, very top right. where people can sit down, have lunch. I would bolt down some Adirondack chairs there, have some little tables and things so they can't be blown around in the wind. Put a safety railing up there. The view's beautiful from there. And I feel like they're currently on that parking lot. It's nowhere for a family to sit down and eat their lunch or their sandwich or whatever. And I thought that would be kind of a nice thing that they could do, maybe as they're waiting to meet their friends or whatever. So that's where it went. That's how I got where I am today. Understand the Nile sent me the email that shows the things that have been added to the code that I don't meet and so I'm trying to meet them and Not trying to not be compliant. So does anybody have any questions for me?

Yeah, so at this time Planning Commission can ask questions to the staff or the applicant I'll start with a question something that Didn't come up in this report and perhaps hasn't been mentioned is to you. Um, there is an ordinance, uh, 10 23 70 acute angle parking shall be designed for one way traffic. So you have some acute angle parking at the top that is not set up for a one way traffic. Um, so, uh, w w would you be, I mean, What would you think in terms of having to redesign that in some way?

I would be happy to. And I read that as well. I'd be happy to. That was me with a tape measure and my painter and just this fits, this works, whatever. I'm sure I could probably reconfigure that to where it's not. Is that acute angle? Is that where they're twisted? That's where they're not 90 degrees. So you've got four or five spaces there. And I'm sure from what I can see is I could carry the 90-degree spaces a little farther and maybe just stop at the acute angle ones at the top or turn those 90 degrees and have them go the other way. You know what I mean? Facing up the hill.

Right.

But, yeah. I'm not opposed to every configuration.

I believe there are multiple options, but I think that would be one of the requirements we had which didn't come up in the report.

Yeah. And when Naya pointed out some of the codes, I really dug into those codes and I actually read that. But I had already painted it. So, anyway.

Do you have the ability to continue the drive space out through, I mean, obviously it would impact the public lounge area, but can it go, I don't know what the grade's like right there.

I could easily. I mean, the grade's maybe 10 degrees, and I could probably circulate it back down around. I think the town wouldn't like that. It's a lot of excavation and stuff, and it would do away with the public lounge area. Really, to me, the only problem is that, you know, I think the easiest solution would be to say, make those spaces work, flip the angle on them or whatever, or again, maybe two of them go this way.

I don't know if that makes sense.

I would just lose some spaces. I would rather do that than make a mess.

It could be reconfigured. Like you say, you might lose a space or two in the process.

Yeah, I can do compact spaces there actually and get 90 degrees. I could do compact car-only spaces, and most of the cars that park there are compact. I even thought at the bottom, putting compact only beyond this point, you know, to where it's easier to turn around for them. Yeah.

Yeah, and just, you know, especially those angled ones would have to back quite a ways back down to be able to go forward again, so it would be good to have them be able to...

you know, right there, and not... Another solution, not to, like, talk through this too much, I could just do parallel. Do you know what I mean? Like they have at the entrance of the park, where it's not 45, it's actually parallel with the remaining views of these spaces that they just park, like, in a row, like a street parking would be.

Yeah, like street parking. There's lots of ways that I could... There's options, yeah. Yeah.

I have a question, probably for the staff and for you. My understanding is, is renting out the space to a coffee van, or is it associated with your coffee business at all, or your plan is to rent the space to someone else?

Yes, I would be owning that.

Okay, so there would be a business

there but it's not your it is mine oh okay yeah I yeah I have an operator for it it's somebody that's worked one of my other coffee stations that would run it and I would just set up I don't know if you guys have seen it, like in Hurricane, grit and grind coffee. It's a nice black trailer. Everybody loves their coffee. Something really clean that looks nice like that. And I would actually probably pay for about $30,000. I can pop power onto the road. There's a big transformer across the street, so there's not a generator required or anything, you know. So there's power. There's no sewer, but there is power that they can operate quietly.

Okay, thank you. I was asking in terms of stability of a business staying is what I was asking.

Yeah, yeah. To leak a little bit Tom and Niall heard me say this in a couple of meetings that we had but I Don't want a trailer there. I would rather have a nice well-designed Small kiosk, maybe two stalls Like my other coffee shop. It's that only takes two or three stalls and it does very well for the season for now for what we're up against right now and I don't want to slap something architecturally together and stick it up there. I thought if we had a nice mobile coffee business for now that would work. And then in the off season, I plan to do more. I just don't have it well thought out. I have to hunt down a guy named Bert Cartwright to help me with that. And he's unavailable right now. But yeah, my long term plan wouldn't be to even keep that. But I would own it, yeah.

Come back another time for that, yeah. Sure. How high? You mentioned the head-to-head parking wall, so to speak. It fades. How tall is that?

It goes from like four feet to about nine. Okay. On the high side, it's about nine, and on the low side, it's about four.

And then you're going to have a 42-inch guardrail above that? Yeah, 42-inch guardrail. Yep.

And again, if need be, I could flip the spaces to the back. I don't like that as well, backing up towards a railing and the wall. It's not really a safety issue, but I just think it's better as it is. But if need be, even in now's report, it says they could be flipped to accommodate a mow strip. However, it wouldn't need a mow strip because it would no longer be head to head. Do you know what I mean? I would just flip them to the back. In the end, the town gets the same thing. There are cars parked there. if they allow me to consider that wall, and the code doesn't read horizontally or vertically, but if they allow me to green up that wall, like a green wall that's watered well with hanging vines and plants and something pretty, you're not gonna be able to tell if the cars are on the front or the back, but from the town's perspective, if they allow it to stay as it is, that wall would be very pretty, I think. You know what I mean? But I think either way, that issue can go away, one way or the other.

On the drawing in your proposal, there's a small area in the middle that looks like it's going to be landscaped. Yeah, yeah. On the bottom, yes. Right up there in that little circle right above the pointer.

Yes, 80 square feet minimum, three plants, one tree. That would be one end. Uh-huh. One end of the additional space. Up at the top, there's that whole lounge area would be. Could be the other end. Yeah, would be the other end. And I didn't finish that because we kind of got to the point where they said, hey, stop. We need a We need to work.

I think it's better to so I I don't even think I finished my rock wall at the very top I haven't cleared it anyway Yeah Are there other questions from the Planning Commission to either mr. Wilson or the staff I And I think you mentioned about the drainage, correct? Yeah. Okay. At this time, is there a motion to open public hearing?

Move that we open the public hearing. Second.

Motion by Paul, second by Terry. All in favor?

Terry, aye.

Jennifer, aye.

Paul, aye.

Ash, aye.

Melissa, aye.

Motion passes. Is there any public comments at this time?

Hi, Gil Kiefer. I wasn't sure quite how to approach this, but I also am building Already have built a parking lot and I want to get approval tonight for putting e-bikes in a coffee shop on it So if you could also consider that with tonight's agenda I'm kidding, but That's where we're at here The the parking lot as I understand it is has grown without a permit to even start on the project. Were the retaining walls even engineered and approved? Luke now wants to put coffee and e-bikes in a parking lot. That's kind of how his last project went. The parking lot started, the one with Canyon Coffee. I don't know how long you've been on the board, but Rick Rio, about seven years ago, was on the board. And he was constantly complaining to me about how this whole parking lot across from, well, it's the Canyon Coffee basic location at this point. And basically, Luke applied for putting a parking lot in there. He built a parking lot, said then, and this is all hearsay, so I'm sure I will be corrected. Then he applied to have a kiosk put in. The kiosk then turned into a coffee shop. And while you're selling coffee, you might as well sell some t-shirts. Okay, so now, if you've got that much inventory that needs to be stored, you need to build a little shed on the back of the property. That little shed now has turned into an e-bike rental location. So then on the front of the property, he then thought, well, I need to serve some food. Now the parking lot that he originally wanted to build is about a half the size of the original parking lot, which we actually need in town. But now it's about half that size. And the building that he put on that lot, it's closer than what's normally allowed. He needed a variance to get that building built because it's too close to the road. So this is, it's all following a very familiar plan. So I'm sorry. I'm sorry I'm nervous. I don't like talking bad about people, but this is the way Luke Wilson does business. He will do something that is not appropriate and then continue to push until somebody finally stops him. When is this going to stop? Thank you.

Thank you. Are there any other comments? Yeah, just a moment, yeah. We'll just make sure that there's no other public comments before we close public hearing. And so if that's the end of comment.

I move to close the public hearing. Second.

Motion by Paul, second by Terry. All in favor?

Aye.

Jennifer, aye.

Paul, aye. Ash, aye.

Melissa, aye.

Motion passes. And at this time, the applicant can respond.

Thank you. Yeah, Luke Wilson, I appreciate you being open and honest about how you feel about it. To be very candid, I would love it if I didn't have to put a... I don't want to put anything on this. I don't want to put any businesses on this. I told that to Tom and Niall. I'm trying to meet their requirements. I think the town... I was urged... When I built my other parking lot, I was urged to put something that screened the parking in front of it. I don't think anybody likes to stare at big black parking lots, and so having something in the front. But yeah, all of that was approved. It was legal. It was applied for. And I know there's a lot of hearsay, but I could ask, you mentioned about the wall, if it's engineered. I mean, you could ask Tom. Tom, is there a Rosenberg letter that talked about all of that, the inspection and the height and everything of that wall? And the grading permit? Yeah, that's legal. Is the grading per design?

Yeah, the grading permit was approved.

Yeah. I even paid a fine for it just because it seemed like it was, while it was being sorted out, a little aggressive. And I agreed to pay a fine for it. But the engineers have said everything there is. Per code per everything so I I don't mind at all being called out on any of it candidly I don't want to put a bathroom or a business or anything on the parking lot parking lots are a lot easier to operate than coffee businesses, so I Do feel like they're a nice addition to I think the the code I didn't come up with it, but the code prescribes a complimentary business to the use which is a parking lot and I think people would appreciate coffee or e-bikes or whatever it is. But if any of that's bad or illegal, no one ever said that to me. But I did approve and go through all of the motions to get all of those other buildings and businesses approved over many years on the other location as well. So setbacks, heights, everything. So anyway, if anybody has any questions about it, I'd be happy to talk. But I would preferably not have to do any of this. But I will to meet the code to become compliant.

Thank you. Thank you. Planning Commission may go into deliberation So there's There's several things.

I think that need to be modified for this plan to meet the code There's the acute angle parking spaces There's the There's the landscaping. We'd like to see a little more detail and some numbers on the fact that the landscaping meets the requirements. And given the angles and positions of the parking lot, maybe positioning might be a little bit adjusted. From my perspective, it might be able to be adjusted, but I would still like to see that in part because of... you know, 1023 9B, which talks about, um, um, heat islands. And if you look at this, all of the asphalt is sort of all around and planting is around the outside. There's a very small space in the middle. So I'm a little concerned about whether this really meets the heat islands issue. Um, and then, uh, as the, as the, uh, as the, um, Right up indicated there's landscaping at the end of both aisles and then the four foot wide. It does say four foot wide space between. On the other hand, I have been up and looked at the parking lot and I agree with the applicant that there's a significant vertical difference. So my personal feeling is that we might be able to say there's a certain flexibility in where that landscaping goes but there should be landscaping to reduce the heat island effect and to have some additional green in that area. And then, of course, there's the restroom and the trash and recycling. So I'm a little of a mind to deny... and request that the applicant come back with a more detailed plan that takes care of these things and we can see it in the drawing. But I'll open it up to other thoughts on that.

So the modified plans that you would be referring to would be repainting the lines and... Yeah, so that would be a redesign of the acute angle parking

It would also include more information about the landscaping and the amount of square footage landscaping and an indication of that the required amount of landscaping has been placed, even if it's slightly out of, you know, not necessarily exactly the position required by the ordinances. And then an indication of where the recycling and trash are going to go. And maybe a little more information about the restroom, um, that would be placed so that we can understand, you know, is it a big blue port of body or is it, you know, I'm assuming it's not, I'm assuming it'll be some other, yeah, you know, and so a little information about the screening. So to me, I would like to see more information to do approval.

Yeah, I think that's a reasonable thing to do. I had a question also, and you know, there's, there's a photo at the top of the staff report and then there's, this diagram that show where the mobile business is going to go. They're different. This one looks larger than the other one. The photo is a much smaller space it appears to be because the striping comes to an acute point at the end as opposed to the separation there. So my question is, is there room enough in that location for a coffee business? And so that's something that I think, you know, you could, we could add to that list. the other consideration is that if you have a mobile business there or A permanent business down the road the mobile business requires two dedicated parking spaces that would not be rentable For for daily parking or whatever and so that would have to be I would want to see that mapped off or how you're gonna handle that I think you one of the questions I had was You know if if it were I Our decision to allow a mobile business there, given that the mobile business is limited to only three hours of operation on a daily basis, that introduces some interesting questions. But the other question I had was, if you had to take the time or go through the process of acquiring a tenant to operate that business, does the town allow the operation of the parking lot? in the absence of an operating business on that lot. But if the intent is that you own the business, maybe that's less of a consideration, but something that we need to address as well.

On the topic of the head-to-head parking, is there anything defining about what that entails? Because I went and looked at it, too. And I wouldn't have considered that head-to-head parking because of the distance and height. So I don't know. Could it possibly not even be defined as head-to-head parking?

Well, yeah. You wonder, you know. it's head-to-overhead parking to some extent.

Because that's where the landscaping piece comes into play, right?

I think Terry's got probably a decent solution to that in my mind, and that is that if the reason for having head-to-head parking is to reduce the heat island effect and have landscaping in there, and we move the landscaping a little bit down the way or some other place and reduce that, eliminate that problem in that fashion, that might be a

Right.

Yeah. Because of the vertical elevation. Vertical in that, yeah. You normally wouldn't want to do that if you had space in a normal parking that was on the same level, but in this case you might be able to and landscape the wall at the same time.

And then when it comes to the portable restroom, Are you wanting to see dimensions and have a better understanding of what constitutes the size of those?

I'd like to understand. Well, for example, when we get lighting plans, it often includes pictures of the lighting fixtures. So I'd like to have an indication, okay, this is the portable restroom we're putting in. Here's what it's going to look like. And then the screening material is going to be that's perhaps it's rusted metal or some other material. We'd like to know what that material is going to be and what color it's going to be. Is it called out?

It says metal. Yeah.

Yeah, okay. So it's called out as metal screening. I'd like to know that it's, for example, that it's rusted because that's... meets the requirements. The question might be is it like a flat metal or you see some fences around that are corrugated. I think there's options, but I think in terms of approving a design development review, I'd like to see, we usually see those kinds of things in pictures of this is what the external materials are going to look like.

Understand those concerns I get my mind just keeps going to The potential conditions we can list and If any of these would fit into that rather than a recent mission and that the picture thing You know made sense to me, but at the same time if the materials comply with the town's standards and

I could see us potentially going either way, approval with a significant number of conditions or denial and a request to come back. I think the advantage of denial and request to come back is that we could see those things. The state of conditions would be then the staff would confirm and I think we can also trust the staff to confirm well too. My personal preference right now is to deny because I would like to see the whole picture, but I'd like to hear other people on this.

The question that I would have in that regard is rather as an alternative to denial, can we table it and give the applicant time to submit a modified?

So just procedurally, you would table a decision and request that information if you wanted to see it again rather than deny the That way we wouldn't have to incur additional fees or anything like that, right? Yeah, exactly.

Okay. I would rather do that. I like that better than a resubmission. I would say part of that regarding the trash and recycling receptacles, if they're, you know, just with that,

Well, that will be. They could be placed, you know, we could see where they're going to be. Exactly. That would be one of the.

And what the enclosure is and all that. Can I ask a question about that? Mm-hmm. I don't like my other parking lot.

I produce a lot of trash.

Could you come up to the. Yeah, thank you. We produce a lot of trash at this parking lot. I think over the years Janet just had a little can that receives diapers and socks or whatever. Is there a size requirement for that? I don't have like something that's producing a ton of trash. Like right now I don't have a trash can at all. I pick up trash twice a week and it's just a little baggy. Just a receptacle, like a large trash can that's screened. As far as I know, there's not a size requirement in the ordinance, right? I didn't read that it had to be a dumpster.

Right, no, it does not have, no.

Just a trash facility and a recycling facility. That's what I thought. And I can see that if as a business I need a bigger dumpster, then I get one. But I couldn't see in the code that it said, it just said receptacle.

Right. So here's the exact verbiage from the code. So it says the owner of a public parking area must provide trash and recycling receptacles. Yes. the parking lot owner or operator must keep the trash and recycle recycling receptacles clean and emptied thank you that's what i was hoping for yes and it doesn't need to be screened or anything right just provide the yeah okay put them next to the um coffee place it's where you're going to get the most trash probably what's that okay so you can put them next to the uh the coffee um

I would suggest the lounge area.

People are going to be picnicking there. You need to have something over that end as well. Because you're sort of inviting trash.

Are we ready?

I think so, yeah.

Okay, so I assume then I'll replace... approves, denies with table and otherwise proceed, right?

Okay.

So I think, yeah. So the planning commission wishes to table the design development review application for an expansion of the public parking lot at 50 Zion Park Boulevard as discussed in the Planning Commission meeting dated June 3rd, 2026. It's based on the following findings. The acute angle spaces require one-way traffic per lane, or one-way traffic lane per the town code 10237E and 10237F. So this section will have to be reconfigured. The additional landscaping within the asphalt area will need to be sized to meet the requirements of landscaping, but does have the flexibility to not be in exactly the same positions because of the configuration of the lot. And this refers to Town Code 1018-6C and 1023-9B. The self-contained restroom needs to meet the town code and is also to be screened, and we would like to see the screening material, what that will be. The applicant will also provide trash and recycling receptacles on the property, and we'd like to see them noted as to where they will be. Let's see. And then we would like more detail on the mobile business space dedications. That was what you were asking about, Paul, right? Yeah. What spaces and how much space? How much space and how many parking spaces and where?

So that's my motion. I would suggest a modification to include the surface water drainage strategy.

Yes, the drainage strategy. It will be submitted for approval in town of Springdale within two months of the date of this approval. Right. There will be surface, and to add to that, the surface water drainage strategy and plan will be submitted to the town for approval by the town engineer.

Thank you, I forgot that one. And the only other thing would be the vertical landscaping of the wall that was offered. Do we want to require that?

Okay, so also drawings and materials, plant materials being used for the vertical landscaping of the wall. Second.

Motion by Terry, second by Paul. All in favor?

Terry, aye.

Jennifer, aye.

Paul, aye. Kosh, aye.

Melissa, aye.

Motion passes. Item B on the agenda, the consent agenda, approval of minutes from March 18th, April 1st, April 15th, and May 6th. Are there any suggested changes or a motion for approval?

If there's no changes suggested, I move that we approve the consent agenda. I will second.

Motion by Paul, second by Terry. All in favor?

Terry, aye.

Jennifer, aye.

Paul, aye. Hush, aye.

Melissa, aye.

Motion passes.

I move that we adjourn. Now to have a second.

Motion by Paul, second by Terry. All in favor? Terry, aye. Jennifer, aye.

Paul, aye. Ash, aye. Melissa, aye.

Meeting is adjourned.