Guthrie council approves expansion of Judge’s Chambers B&B from five to seven rooms

The Guthrie City Council on Feb. 25 voted to amend a special use permit to allow the Judge’s Chambers bed-and-breakfast at 201 North 13th Street to increase from five guest rooms to seven.

The change, approved with one abstention, leaves in place a prior set of operational conditions but prompted an extended council discussion about neighborhood parking and whether the property should face limits on hosting receptions or other gatherings.

Dan, a city staff member presenting the item, told the council the applicant sought to add two rooms within the existing home and recapped conditions the council set when it approved the permit in February 2023. Dan also proposed revised language for one condition: “The property shall not be rented for any receptions, meetings, or parties with the exception of non-revenue activities such as civic events and non-profit group meetings which are not to exceed two occurrences per month.”

The proposed exception was intended, Dan said, to preserve the home’s availability for small civic uses — chamber coffees, book-club meetings and similar events — while preventing commercial rental for large receptions.

Owner Jim Martindale told the council he restored the historic property at considerable personal expense and said civic events are typically small and not charged for. “That place has so much history,” Martindale said. “We’re doing this because we want to be community minded.” He said the extra rooms will help cover costs and accommodate visitors for Oklahoma State University events.

Council members questioned parking and whether limiting receptions to non-revenue civic events was fair if other bed-and-breakfasts in the city faced no similar restriction. Council discussion noted that the property meets code-required on-site parking for a B&B, that some events (historic home tours and similar occasions) will require on-street parking, and that adjoining neighbors previously raised concerns at the Planning Commission level but had since engaged with the owner.

The council debated whether the amendment to event language required additional public notice; staff and the mayor advised that the increase in rooms (5 to 7) could be decided by council but substantive revisions to previously approved conditions should be returned to the Planning Commission for another hearing and notice. Council members moved and seconded a motion to approve the unit increase only; that motion passed with one abstention.

The council did not adopt, at this meeting, a citywide rule limiting events at all bed-and-breakfasts; several council members said any restriction imposed on this property should be applied consistently to other similar properties if retained.

The decision approved the amendment to the special use permit solely to increase the number of guest rooms from five to seven. Any change to conditions limiting receptions or meetings will require further process through the Planning Commission and public notice, the council said.