Lenexa QuickTrip proposal revised after neighbors’ concerns

Neighbors are concerned that the plans for a QuikTrip on the site would bring light and noise pollution. Photo credit Johnson County Appraiser’s Office.

A proposal for a new QuikTrip in Lenexa has been slowed down again and will return to the Lenexa Planning Commission Aug. 6.

The Lenexa City Council voted unanimously Tuesday night meeting to send a revised proposal for the new QuikTrip, at the northeast corner of 95th Street and Noland Road, back to the planning commission, which had recommended denial at its June 4 meeting amid concerns expressed by some surrounding property owners about light and noise the new store would produce.

The matter was returned to the council at its June 19 meeting but continued to Tuesday’s meeting.

Community Development Director Beccy Yocham addressed the council Tuesday and said that the applicant had significantly revised its plan and that city staff wanted to keep nearby residents apprised of the project application’s status. The applicant agreed to mail a courtesy notice to the same property owners it had been required to notify of its requested rezoning and special use permit and will have another public meeting on the proposed store.

The new store would contain about 4,800 square feet and occupy 1.37 acres on three parcels. It would replace the 4,000-square-foot JB’s One stop at 95th and Noland and two homes to the north. The new store would have seven fuel pumps, compared to four at JB’s, with 14 fueling positions.

The original plan was to have the store face Noland Road, with access via both 95th and Noland, and place the pumps along 95th. The revised plan proposes orienting the store to face 95th and increasing buffering to the north.

Ward 1 Councilman Joe Karlin said he had “significant concerns that 95th and Noland could accommodate that much traffic that a QuikTrip could produce” and asked Yocham whether a new traffic study was planned. Yocham said that a traffic study of the 95th Street corridor was conducted a few years ago and remained valid, and that another one wasn’t planned.

“We’ll make sure that traffic is very clearly addressed with the planning commission and then when we come back to you after the August planning commission meeting,” she said.

The area in question is at a developmental crossroads as 95th Street has become a major thoroughfare. Single-family homes formerly lined 95th, but as traffic increased, many have been vacated and replaced with small businesses. But the small lots with buildings close to the street right next to homes have made redevelopment more challenging, according to the city’s planning staff.

Recent improvement of the overpass on 95th has increased interest in the area, but redevelopment in the past has caused consternation because of remaining nearby homes, which Costco developers learned in 2000 as they planned a store a few blocks away. Before the Costco opened, there was prolonged discussion about neighborhood traffic and how much buffering would be provided to homeowners who lived, in some cases, across the street.

A new QuikTrip at 95th and Noland would bring “lights all the way around and deliveries from 1 to 5 in the morning and people are trying to sleep,” Jim Curran, who lives about a block away, said last month. “It’s something the kids couldn’t live with and something the older people couldn’t live with.”

Two neighbors spoke against the project at the planning commission’s June 4 meeting, and a few more were in the audience, Curran said. One of the neighbors showed slides of his children playing in their backyard, just a few feet from where the QuikTrip boundary would be.

Neighbors also worried that allowing QuikTrip to extend its presence northward from 95th into the surrounding neighborhood and widening the street there would have a domino effect for the future.

“Once QuikTrip goes in, all of us are going to lose our homes around here,” Curran said.