Planning commission recommends rezoning for Quick Trip store with pumps despite neighborhood traffic concerns

The Save Topeka Planning Commission recommended approval of a planned unit development (PUD) amendment that would allow a Quick Trip convenience store with fueling pumps on a 2.3‑acre, split‑zoned site along Southwest Atwood and 29th Street.

Planning staff said the request would change the zoning to a PUD for C2 commercial uses to regularize an existing driveway from Southwest Atwood and allow the convenience‑store/fueling use. "Based upon the findings and the staff report, staff is recommending approval of this request," staff told the commission.

Staff and the city traffic engineer discussed a traffic impact study the applicant submitted. Staff explained the city often requires traffic studies for convenience stores with fuel pumps and said the study is under review; staff and the applicant said some edits were requested of the consultant. Quick Trip's traffic consultant, Amy Grant, said measured sight distances meet city standards and that a significant share of trips to a Quick Trip are "captured" trips — trips that start in the area rather than being new vehicle trips into the network.

Residents who live on or near Atwood, Lydia and the Huntington condominiums spoke in opposition. Allen Henderson, who lives at 2933 Southwest Atwood Avenue, told commissioners he believed the store would attract highway traffic from I‑470 and increase neighborhood cut‑through traffic. "The traffic study that has been done was very poorly done and was really not thought out," he said. Other commenters raised concerns about headlights and lighting shining into bedrooms, 24‑hour noise, pedestrian safety near busy intersections and potential impacts on property values.

Applicant Tara Limbach, Quick Trip project manager, said the company had worked with staff on site layout and was coordinating with Topeka Metro on relocating a nearby bus stop so driveway geometry could be adjusted; Quick Trip's team said the Atwood driveway was important to the site's internal circulation.

Commissioners debated whether removing the Atwood driveway was feasible and whether doing so would improve safety. Engineering staff said traffic signals and timings can be adjusted over time but that optimization affects all legs of an intersection. The applicant and its traffic consultant argued that keeping the Atwood connection could reduce queuing at the 29th Street access and that the traffic study followed industry standards.

After deliberation the commission moved and seconded a recommendation to approve the rezoning. The roll‑call vote recorded a majority in favor and two No votes.

The commission's recommendation advances the rezoning to the governing body; final site‑plan review, engineering approvals, and any required traffic‑mitigation measures will be reviewed before permitting and construction.