Council approves rezoning, special-use permit for West Warner open-air market and limited RV parking

The Guthrie City Council on March 3 approved two linked land-use actions for parcels along West Warner Avenue: Ordinance 34-30, rezoning multiple lots from R-1 (single-family) to C-2 (general commercial), and a special-use permit allowing an open-air farmers market and a limited number of RV parking spaces with conditions.

Planning staff described the properties as split by 8th Street near the new viaduct and noted flood-plain constraints that will limit some future development. “The planning commission had recommended approval,” Casey, a city staff presenter, told the council, noting the commission’s suggested conditions on improvements and bonding before any plat recording.

Council discussion focused on compatible uses, flood-elevation requirements for any permanent structures, how many RV spaces and what surface is required, and enforcement of the city’s 30-day limit for temporary RV parking. Council member Boffroyd moved the rezoning, and Vice Mayor Taylor seconded; the rezoning passed 5–1.

Developer and applicant John Pagonis, who addressed the council, said the project mixes an open-air market with a small number of RV hookups to serve visiting vendors and tourists. “I am not gonna open up an RV park down there,” Pagonis said, promising the RV sites would be temporary and tied to events; he described a mix of four larger concrete pads and smaller gravel travel-trailer spaces to accommodate both sizes of units.

Council members pressed staff on details. Staff explained that any permanent development would need to meet the Guthrie Municipal Code flood-damage prevention regulations and that RV spaces proposed for the site would be hard-surfaced where required by code. The council also discussed garbage, porta-potty removal and possible time-limited approvals or re-evaluation at year’s end as a compromise.

On the special-use permit, council approved the planning commission’s recommendations with one change: the council removed the planning commission’s weekly-removal requirement for porta-potties at the market site but otherwise kept limitations on days of operation and hard-surface requirements for RV stalls. The motion to approve the special-use permit likewise passed 5–1.

Next steps for the applicant include meeting any condition requirements, obtaining required elevation certificates and recording approvals or posting bonds before final permits are issued. The council did not adopt any additional changes to the city’s 30-day RV limit, which staff said remains on the books for temporary parking anywhere in Guthrie.