Planning Commission recommends rezoning two Guthrie parcels to R2 over residents’ objections

The Guthrie Planning Commission voted 4–1 to recommend approval of PC application 260004, a rezoning request to change a 1.23‑acre parcel at 1923 East Perkins Avenue and a 7.54‑acre parcel in the 600 block of South Hazel from A2 agricultural to R2 limited‑family residential.

Planning staff introduced the application, noting the parcels are currently zoned agricultural while surrounding areas include R1, legacy R5 and some existing R2 lots. Staff told the commission the city’s comprehensive plan still shows the site as single‑family but described that plan as outdated and said rezoning to R2 would allow more multifamily housing options than the roughly 50–55 single‑family lots that could be built by right under current zoning.

Applicant and property owner Jim Martindale said he pursued the rezoning because Guthrie lacks market‑rate rental housing and he wants to build contemporary rental units rather than subsidized Section‑8 developments. "What we want to do again is be consistent with what Guthrie needs," Martindale said, adding he and his family would lead the development and that utilities are already in place.

Several neighbors urged the commission to deny the rezoning. Wanda Black said she worried about losing the area’s rural character and asked how the city would "beef up" utilities that already have outages. Deborah Allen, who said she paid about $25,000 to replace a failed private sewer line, said the lack of city sewer had ruined her retirement plans and argued multifamily apartments would alter the neighborhood’s character and stability. "I can't afford to be here any longer," Allen said.

Planning staff and the applicant responded to concerns, saying the city recently opened a new wastewater treatment plant with capacity to serve future growth and that water and sewer connections for this project are available. Staff also emphasized that a rezoning decision cannot be conditioned with specific development restrictions (so‑called contract zoning) and that design standards in the zoning code—parking, setbacks, building heights, landscaping and fencing—would apply at the development stage.

Commissioners questioned unit types, parking and landscaping requirements; staff said duplexes and small multifamily structures are allowed in R2 and that landscaping standards require tree retention or new plantings. The applicant said he did not plan the old stacked three‑story units that residents cited; instead he described smaller, contemporary multifamily options.

After public comment and deliberation, a motion to recommend approval passed 4–1 (Franklin Danley voted no; Aubrey Shore seconded the motion). The Planning Commission’s vote is a recommendation: the final decision will be made by the Guthrie City Council at its public hearing on May 5.

The commission adjourned without further action.