Sheridan council approves rezoning of Wyoming Downs property to M-1 to allow gaming use

Sheridan — The Sheridan City Council approved the third and final reading of an ordinance rezoning the property at 927 Coffeen Avenue (the former Ollie’s Pizza/Wyoming Downs site) from B-1 (business) to M-1 (industrial), a change the applicant says is needed to allow a gaming use.

City planner Kelly Schroeder said the request would bring the site into compliance with the zoning code and is compatible with surrounding parcels currently zoned M-1. “Our B 1 zoning hasn't really changed in those 77 years,” Schroeder said, adding that code updates to reflect current land uses will be brought forward separately.

The rezone prompted lengthy public comment and debate. Opponents warned the change amounted to spot zoning and would erode the B-1 business district, while proponents and some council members said procedural requirements were met and existing nearby M-1 uses reduce the risk of incompatible heavy industry.

Planning commission recommended approval after a Jan. 13 public hearing. Schroeder told council staff sent 16 mailed notices to property owners within 300 feet and published required legal notices; the city also required a sign on the property. Two written letters of opposition were received and included in the council packet.

Residents raised several objections during public comment. Sue Osborne asked why a third reading should allow public input if the item were already decided. Ryan Franklin, a planning and zoning commissioner who moved the item forward to council, said he voted to advance the matter for procedural reasons despite personal reservations and suggested a conditional or special-use permit alternative. Maureen Metcalfe and Ann Gardner called the rezoning a form of spot zoning that unfairly benefits a single property owner. Tracy Lakecott, general counsel for Wyoming Downs, said she and her client were available to answer questions.

Council discussion touched on spot-zoning law and local practice. The city attorney said the council could reasonably find the request was not spot zoning because the adjoining property to the east is being used under M-1 zoning, and staff noted that portions of adjacent parcels already have M-1 zoning and that the parcel configuration makes future subdivision impractical.

After deliberation the council voted by roll call to approve the ordinance. Vote record (roll call): Council member France — Aye; Council member Lightnam — Aye; Council member Wood — Aye; Council member Lumen — Aye; Council member Weitzel — Aye; Council member Patzick — No; Mayor Bridger — Aye. Outcome: approved.

Why it matters: Rezoning to M-1 changes the set of uses allowed on the parcel; opponents said it creates a precedent that could permit additional industrial or adult-oriented uses in the B-1 district unless the city’s pending M-1 code updates (discussed by staff) apply stricter limits. Supporters argued the change aligns the property with surrounding land use and that future code updates will address heavy-industrial protections.

What’s next: The ordinance takes effect as provided by state law and city code; staff noted separate work on M-1 zoning language will be presented to planning commission and council in coming weeks to clarify heavy-industrial controls and special-exemption procedures.