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Commission backs West Warner rezone and approves special-use permit for weekend market and short-term RV parking
Summary
The Planning Commission recommended rezoning multiple West Warner parcels from R-1 to C-2 and approved a special use permit for a weekend open-air market and limited RV parking with conditions (market limited to weekends; RV spaces hard-surfaced; temporary vendor gear removed weekly); both recommendations passed 4-0.
The Guthrie Planning Commission voted unanimously on Feb. 12 to recommend rezoning several West Warner properties from R-1 (single-family) to C-2 (general commercial) and to approve a related special use permit to allow a weekend open-air market and short-term recreational-vehicle parking.
Staff told commissioners the rezone aligns with the comprehensive plan for the western lots, notes adjacent properties acquired by ODOT are already zoned C-2, and that parts of the site lie in a flood zone, requiring any permanent structures to meet flood-damage prevention standards.
On the special use permit, staff said the applicant seeks two main temporary uses: open-air market activity (farmers/flea market vendors) and RV parking for short-term visitors. Staff recommended approval with conditions, including limiting the market to Saturdays and Sundays, requiring all RV parking spaces and vehicle areas to be hard-surfaced where vehicles park, requiring weekly removal of temporary assemblages (vendor tents, tables, porta-potties, signage), and directing that any future permanent structures comply with Chapter 4, Article 13 of the City of Guthrie municipal code.
"The open air market use is limited to Saturday and Sunday of each week," the staff member said, and added that temporary, open-air uses do not require elevation while permanent habitable structures would need to meet elevation rules.
A presenter supporting the application said food trucks and market activity could help a part of town that is effectively a food desert. "I would love to have it more. I mean, if there's a need in that area, it's kind of a food desert anyway down there," the presenter said.
Commissioners pressed on whether RV spots could become long-term residential use; staff clarified the zoning treats the proposed RV parking as a temporary use with a 30-day maximum at any given time to prevent conversion to a permanent RV park.
A motion to recommend the rezone and a motion to approve the special use permit (with staff conditions) each passed on voice/roll-call votes of 4-0.
The commission recorded staff conditions and left open the option for vendors or operators to seek separate licensing for uses beyond the weekend market (for example, a food-truck license if an operator wanted to serve on other nights).
The rezone and permit recommendations advance to the next procedural step for final city action and any required recordation.
