Commission debates allowing duplexes and triplexes citywide; tables decision for further review

The Save Topeka Planning Commission heard an extended discussion and public testimony on a housing committee proposal to permit duplexes, triplexes and (potentially) quadplexes within single‑family residential districts to address the "missing middle" housing shortage.

Mister Kaup, chair of the special Housing Committee, explained the committees position that incremental zoning changes can create more housing options and help revitalize older neighborhoods. He argued that restrictions on residential density have constrained housing supply and contributed to Topekas long‑term slow growth.

Staff presented a recommendation to allow duplexes and triplexes by conditional use permit (CUP) with additional CUP guidelines addressing concentration (to avoid several multi‑unit conversions clustered on one block), design consistency with neighborhood plans, and parking/driveway impacts. Staff said quadplexes are more difficult to fit on typical infill lots and recommended excluding quadplexes from the allowance. The presentation noted building and trade codes apply to conversions and that parking requirements (generally two spaces per unit for many multifamily configurations) often limit where such conversions can practically occur.

Numerous residents urged a more targeted approach instead of a city‑wide change. Suggestions included empowering the land bank to clear blight and transfer lots to vetted developers, limiting new housing types to designated opportunity or transitional zones, and prioritizing accessory dwelling units and 3‑mile jurisdiction reforms for outward growth. Supporters argued conditional use review preserves neighborhood input while allowing incremental housing options.

Commissioners discussed options including by‑right allowances, CUP with guidelines, overlay districts for targeted neighborhoods, and prohibitions in historic or conservation districts. Staff noted a CUP process provides a development plan and public review similar to rezoning. After discussion, the commission voted to table the item for one month to allow commissioners to review the housing committee memo and public comments and provide written input.

The commission asked staff to return with refined language and to continue consultation with neighborhood groups and the housing committee before taking a final vote.