Citing traffic, light and noise, Lenexa council rejects proposed QuikTrip at 95th and Noland

A rendering of the proposed QuikTrip project denied by the Lenexa council.

The Lenexa City Council shut off the pump on a proposed new QuikTrip store at the northeast corner of 95th Street and Noland Road, citing ongoing concerns about anticipated negative effects on the adjacent residential neighborhood from excessive traffic, light and noise.

At its Tuesday meeting, the council rejected a proposed ordinance to rezone the property to allow the convenience store; a proposed ordinance for a special use permit to allow gasoline sales on the property; and a preliminary plan for the store. Ward 2 Councilman Thomas Nolte cast the lone vote in favor of the store. Ward 3 Councilman Dan Roh was absent.

Lenexa QuikTrip Proposal JB One Stop
Neighbors were concerned that the plans for a QuikTrip on the site would bring light and noise pollution. Photo credit Johnson County Appraiser’s Office.

The new QuikTrip would have replaced and doubled the size of JB’s One Stop at 95th and Noland. At its July 3 meeting, the council voted unanimously to return a revised proposal for the new store to the Lenexa Planning Commission, which recommended denial of another amended plan at its Aug. 6 meeting. The planning commission had also recommended denial of an earlier plan at its June 4 meeting.

Shannon Marcano, a lawyer with Local Law LLC who represents QuikTrip, made a presentation to the council describing the concessions the company had made in its amended applications and citing the benefits the store would have on the area, including increased tax revenue.

Jim Briuer, who co-owns JB’s One Stop with his wife, Linda Briuer, also addressed the council. They have owned JB’s for more than 30 years, he said, but decided to sell it because of his poor health.

“When first approached by QuikTrip to purchase our property, both Linda and I agreed: Who better to turn our loyal customers over to (than) QuikTrip?” Briuer said. “As a competitor of QuikTrip for many years, I gained a huge appreciation of the quality of their operation…Turning our long-operation business over to QuikTrip provides Linda and me with the sense that we’re doing good by Lenexa and the greater community…We cannot stand any longer to allow a few neighbors to keep QuikTrip from continuing our legacy…This is the right thing for us and the right thing for Lenexa.”

Lenexa resident Joe Quint, whose residential property abuts the site of the proposed store, also made a presentation to the council. It included photos of himself, his wife and their children, and photos and maps of his property relative to the proposed store’s site.

“It’s very close to my house,” Quint said. “We will actually see 100 percent of the traffic, despite what they say. … We’ll see 100 percent of those (vehicles’) lights.”

Quint said that he liked and frequented QuikTrip stores but added that, because they’re “very well lit…you can see them from a mile away.” He also cited in his presentation’s visuals other reasons for concern about having the store so close to his property, including a “greater crime vector” and “loud talking, lurking, substantially higher danger for my and other neighborhood children, abduction, fights and foul language.”

“Would you want your children to be playing in my backyard, or grandchildren?” Quint said.

Ward 4 Councilman Andy Huckaba said the proposed store “feels like a misfit for a number of reasons.”

“I’m challenged by the impact on the neighborhood,” Huckaba said. “I’m challenged by the traffic that’s there right now, and I see that nearly every day as I go past that area. It’s a challenging intersection, Noland and 95th, and cars back up often there … and I can only see that increasing in the scenario with this particular application.”

Nolte disagreed that a new QuikTrip at the site would necessarily attract extra traffic.

“They live off the traffic that’s already there,” he said, adding that QuikTrip “set(s) the price for gasoline, and they set the standard for service.”