Topeka committee hears heated neighborhood pushback on proposal to allow duplexes, triplexes and four‑plexes by conditional use permit

Planning Director Dan Warner told the Policy & Finance Committee on Feb. 9 that the proposal would change city rules so duplexes, triplexes and quads in R‑1 and R‑2 single‑family zoning districts could be approved through a conditional use permit (CUP) rather than requiring rezoning. "The recommendation from the housing committee was to allow duplexes, triplexes, and quads by CUP, subject to new CUP guidelines," Warner said, describing CUPs as a public process with neighborhood information meetings and planning‑commission public hearings.

The Planning Commission and its housing committee vetted the change through multiple meetings in 2024 and 2025 and concluded the amendment is intended as an incremental tool, not a panacea for Topeka's housing issues. Warner cautioned the text amendment "will not result in substantial meaningful increase in housing" and called it "an option, another thing that we can do to get more types of housing in Topeka." He said CUP guidelines are designed to limit concentrations and to reduce front‑yard paving that often accompanies duplex garages.

Supporters framed the measure as a small, practical step. Jim Coop, chair of the Planning Commission's housing committee, said the committee worked on the proposal for about a year and a half and argued it aligns with the 2020 housing study. "We're trying to get houses built in Topeka," Coop said, noting other city actions such as a land bank and an affordable housing trust fund.

Neighborhood representatives urged caution. Steve Sanford of the Westboro Homeowners Association told the committee that neighborhood coalitions do not support the proposal and warned of investor conversions and loss of neighborhood character. "There isn't support in the neighborhoods for this particular proposal," Sanford said, adding that speculative purchases and short‑term rentals have already altered some blocks. Mark Galbraith of the Elmhurst Neighborhood Association similarly recommended pursuing other recommendations from the 2020 housing study rather than broad zoning change.

Residents also raised process and notice concerns. Staff described two layers of public notice: a neighborhood information meeting (typically noticing within 300 feet) and the legal public‑hearing notice (200 feet). Warner said the city posts agendas on Topeka Speaks and can accept online comment; the city has used QR codes and surveys in past outreach. Several residents requested additional neighborhood meetings to allow wider community input and examples of design approaches that would keep new housing in context with historic districts.

Committee members did not take formal action on the amendment at the Feb. 9 meeting (the discussion was a non‑action item). Staff said the next formal steps are a governing‑body hearing on the text amendment; the committee encouraged further neighborhood meetings, examples of design options and circulation of the 2020 housing study for new members and residents.

The committee asked staff to return with more context and engagement plans before the matter reaches the governing body.