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Planning Commission approves amendment to allow two additional guest rooms at 201 N. 13th Street; will go to City Council
Summary
After public comment and debate over parking and neighborhood impacts, the Planning Commission voted 4-1 to recommend amending a special use permit to increase a bed-and-breakfast from five to seven guest rooms; the change goes to City Council for final action in February.
The Guthrie Planning Commission voted 4-1 to recommend amending a special-use permit for a bed-and-breakfast at 201 North 13th Street, increasing the allowed guest rooms from five to seven. The commission's recommendation will be forwarded to the City Council for final consideration at its first meeting in February.
Staff told the commission the request is an amendment to an existing special use permit approved by City Council in February 2023 and that the previously approved permit remains valid regardless of the commission's decision. Staff recommended approval, saying land-use review showed no substantial change in impacts from five to seven units.
Neighbors said they have observed parties and heavy parking at the property and expressed concern about traffic, enforcement and whether the operator lives on-site. Kenny Porter, who lives a half-block away, said traffic on event nights blocked a delivery vehicle and asked whether the police had been notified. "I had 4 or 5 [bed and breakfasts] and never really had a parking problem," Porter said, adding that recent events created congestion.
A neighbor who submitted a written comment and spoke at the meeting, Ginger, said she had supported the original permit on the condition the owner live on the property and operate a traditional bed-and-breakfast. "We were all led to believe in the first meeting that someone was going to be living at the property and operating it as a true bed and breakfast. That's not what's happening," she said, and urged caution before expanding the permit.
Applicant Jim Martindale, who described an extensive historic restoration, said the property has hosted community events such as house tours and a Chamber "after dark" event and that the operations have been unpaid, community-focused activities. He said he has added five parking spaces off the alley, four garage spaces and other driveway spaces and estimated the property could accommodate about 15 cars on-site. "We would have ample parking," Martindale said, and said the innkeepers live locally and will be the day-to-day contacts.
Commissioners discussed a contingency approach. One commissioner suggested approving the amendment but allowing staff or the commission to bring the special-use permit back if there are documented complaints tied to operations. Planning staff confirmed the city could review, amend conditions or pursue revocation later if warranted. Commissioners also noted that community events that were not business operations may fall outside some permit constraints, and that complaints alone do not automatically indicate a code violation.
Concerns raised included whether the property must become ADA compliant if it operates more than five rooms; planning staff said ADA and building-code compliance is the responsibility of the property owner and that the city's code treats the use as a bed-and-breakfast rather than a motel or hotel.
The motion to follow staff recommendations and approve the amendment passed four to one. Commissioner Lloyd Lentz recorded the lone dissent. The commission's recommendation will be transmitted to City Council for final action.
