Editor's note: This story has been corrected to reflect the proposed development isn't in a residential area, but in an area that was previously zoned for Industrial use and has been rezoned as Highway Business. Those representing Wyoming Downs at the meeting have also been added.
A proposed horse betting and bar facility on the north side of Interstate 80 in Evanston has cleared a key hurdle after the city's Planning and Zoning Commission approved a conditional-use permit for the project this week, but not without some vocal opposition from nearby residents.
They argue the development would bring casino-style gambling into the middle of a residential neighborhood, although the property is zoned Highway Business.
Supporters counter that the proposal meets all zoning requirements and would expand an established commercial corridor that has hosted off-track betting operations for decades.
The recommendation now moves to the Evanston City Council, which will decide whether to grant final approval.
If approved, Wyoming Downs LLC would build on undeveloped lots at 27 and 29 Allegiance Circle and 283 Wasatch Road, across the interstate from the existing Horse Palace Gateway near Exit 3.
The project has drawn sharp opposition from nearby residents. Supporters counter that the proposal meets all zoning requirements and would expand an established commercial corridor that has hosted off-track betting operations for decades.
According to a staff report obtained by Cowboy State Daily, the project would be built in two phases inside a single commercial building totaling 52,938 square feet.
At full buildout, it would include 520 gaming seats, 68 bar seats and 49 lounge seats, for a capacity of 637. The proposed bar would seat 27 customers.
Developers estimate the business would employ about 25 people during the first phase and roughly 125 employees once construction is complete. Customer traffic is projected to average about 400 people per day, although that would fluctuate depending on the season and time of day.
The plans also include on-site parking and lighting. No perimeter fencing or screening is currently proposed.
Long Road To Approval
Monday's vote represents the latest step in a process that began last year.
In November, the Planning and Zoning Commission recommended changing the property's zoning designation from Industrial to Highway Business and amending the city's comprehensive plan to accommodate an off-track betting facility.
The Evanston City Council later approved those changes, paving the way for Wyoming Downs to apply for a conditional-use permit.
Michael Brown of Inberg-Miller Engineers and Wyoming Downs general counsel Traci Lacock represented the company during Monday's hearing.
The meeting was not livestreamed, and Evanston Senior Planner DuWayne Johnson declined to discuss the public comments presented during the meeting.
Calls and emails seeking comment from Evanston Mayor Kent Williams were not returned before publication.
'Same Thing On The North Side'
City Councilman Evan Perkes said the proposed business would largely mirror the existing Horse Palace Gateway across the freeway.
"It's going to be the same thing, on the north side of the freeway," Perkes told Cowboy State Daily.
He said Wyoming Downs hopes to attract visitors from Utah's Wasatch Front. Gambling is prohibited in the Beehive State.
"They're trying to appeal to the millions of people in Utah that can make the 70-mile drive and gamble," Perkes said.
Perkes noted that the property has remained vacant for years and said the proposal complies with the property's zoning.
"This meets all the zoning requirements," he said. "So, it's hard to turn something down when they meet all the requirements."
He added that if the project proceeds, the city and developer intend to orient lighting toward Interstate 80 rather than nearby homes.
Perkes also pointed to the success of Horse Palace Gateway, saying it has created jobs and remained busy since opening. The Horse Palace Gateway previously kept both its original, smaller betting facility and the its larger facility open simultaneously.
"The older one is a nice little, quaint little place for the locals," Perkes said. "They can go in there and sit at a machine and B.S. with their neighbors."
Nearby Residents Remain Opposed
Not everyone is convinced the project is a good idea.
Wendy Kelly, who lives near the proposed site, said neighbors remain concerned about increased traffic, noise and diesel exhaust from trucks that may idle in the parking lot.
"Needless to say, we're not happy," Kelly said.
She also questioned whether Evanston needs another gambling facility so close to the existing Horse Palace Gateway.
"We can't foresee that the town needs this," she said.
Kelly acknowledged she always expected the long-vacant property would eventually be developed.
"But another casino, opposite the other one?" she said.
A Familiar Use
City planners noted that off-track betting has operated near Exit 3 for decades.
According to the staff report, the Planning and Zoning Commission approved a conditional use permit in 1989 allowing Ladbroke Racing Wyoming Inc. to offer simulcast wagering at what was then the Weston Super Budget Inn on Harrison Drive, now the High Country Inn.
Several other off-track betting permits have been approved in the commercial corridor since then.
The city's Engineering and Planning Department reported receiving no complaints regarding off-track betting uses within the Highway Business district.
The City Council will have the final say on whether Wyoming Downs receives permission to move forward with construction.
Kate Meadows can be reached at kate@cowboystatedaily.com.
