Planning commission approves Kwik Trip diesel canopy plan for Lake June Road despite neighborhood traffic concerns

The Balch Springs Planning and Zoning Commission approved a rezoning application on April 17 to allow construction of a diesel fuel canopy and related circulation changes at 12631 Lake June Road, a parcel owned by Kwik Trip.

Kwik Trip presented the application after an earlier denial and a council request to return to the commission. Corey Vaughn, a real estate project manager for Kwik Trip, told the commission the company reduced the originally proposed diesel infrastructure to three diesel bays and added signage and paving changes intended to separate truck circulation from auto traffic. "We're more than just a gas station," Vaughn said, explaining the company also seeks to reduce damage to property and provide safer ingress and egress.

Traffic engineer Kelly Palmer of Lee Engineering described intersection operations around Dunson Drive and Lake June Road and said heavy left-turn volumes at that intersection limit the benefit of adding right-turn lanes. "You have over 400 vehicles in the peak hours making that left turn," Palmer said, describing why some proposed roadway modifications would produce limited safety improvements without larger-scale work.

Neighbors who spoke during the public hearing urged caution because of existing congestion. Resident Wanda Adams said the area already faces heavy truck and car traffic and warned the proposed expansion could worsen conditions as new development, including a hotel and bank, comes online. "It's just too much," Adams said, describing repeated experiences of trucks blocking lanes and creating delays.

Vaughn and Palmer told the commission that cost estimates for on-site circulation and off-site improvements vary: a right-turn-lane concept limited to the applicant's property was estimated at roughly $250,000, while more extensive grading and utility relocation on the adjacent Dunson side could reach about $650,000. Vaughn said the engineering estimate for the set of site improvements is roughly $800,000 to $1,000,000. The presentation also noted Kwik Trip had observed multiple trucks routinely using the existing site and that paving and designated truck queuing would reduce ponding and track-out from unpaved areas.

During deliberations a motion to deny the rezoning failed for lack of a second. A later motion to approve carried on a 4–1 vote: Commissioners Ford, Carroll, Gardner and Comstock voted yes; Commissioner Adams voted no. The record does not name the mover and seconder for the final approval in the transcript.

The commission's approval followed the applicant's changes to the plan (reduction to three diesel bays, additional signs and paving) and staff and engineers' testimony that the on-site circulation changes would make operations safer than the existing condition. Commission discussion repeatedly noted the limits of local authority to change broader intersection geometry and emphasized that TxDOT and longer-range regional studies would be needed for large-scale roadway changes.

City staff told the commission that TxDOT is conducting a feasibility study for corridor and interchange improvements in the area; staff said that study is expected to be completed within the current fiscal year, after which the project would move into regional programming, environmental review and design steps if funded.

The commission did not attach a written condition in the public record requiring further off-site capital work; the transcript records the commission's approval of the rezoning application and the applicant's description of voluntary site-level measures.

The application had been heard previously and was returned to the Planning & Zoning Commission for reconsideration by City Council; the transcript records that history but does not show a new council action beyond that referral.

The applicant and engineer said they will continue coordination with city staff on final engineering, permitting and any required right-of-way or partner agreements with TxDOT or adjacent property owners.

Votes at a glance

- Rezoning application 0100-2022 (12631 Lake June Road) — approved 4–1 (Ford, Carroll, Gardner, Comstock yes; Adams no).