Graeser Neighbors for Safety

Last Update: Dec 2, 2025
Upcoming Meeting | Project Overview | Previous Meetings | City Approval Process | Select Renderings

Upcoming Meeting

First Creve Coeur City Council meeting for proposal review: TBD (tentative Apr 13, 2026)

Project overview, stay informed about the proposed development at Graeser & Olive

Recall that QuikTrip gave up on their bid for this property in December 2022 after extensive litigation led by property owner, Gershman, culminating in Missouri Supreme Court involvement.

As of Dec 2025, Graeser Station is a proposed commercial development at the southwest corner of Olive Boulevard and Graeser Road.

Developer proposes to build a 4 story, ~162,000+sq ft. building with 147 apartment units. The project plan is currently under review by the City of Creve Coeur’s Planning & Zoning Commission.

	Developer	Garrison Companies led by Garrison Hassenflu
	Location	Olive & Graeser, southwest corner
	Proposed Development	4 story building with ~162,000+ total sq. feet, 147 apartment dwelling units (33 units per acre), 8,500 sq feet of retail space, tenant amenities, and 260 surface only parking spaces.
	Plan Documents	Most recent Application & Site Plans
	Current Status	NOT FAVORABLE vote by Planning and Zoning Commission (P&Z) on Mar 16, 2026

Latest Meeting Recaps

P&Z session, Mar 16, 2026
Meeting recording

Meeting Summary
The draft ordinance for Graeser Station did not pass the Creve Coeur Planning & Zoning (P&Z) Commission. While three of the five members present voted in favor, approval required a supermajority of four votes, which was not achieved.

This outcome reflects the strong and consistent input from neighbors. Those who attended, submitted comments, and spoke up made a meaningful impact.

Planning & Zoning did show a level of support for the project despite its inconsistency with the Comprehensive Plan, which reinforces the need for continued engagement as the proposal moves forward.

The proposal will now move to City Council, where the review process begins again. If approved, this would result in a four-story, high-density development of approximately 147 units with retail, at a scale significantly larger than what is contemplated for this area. Once approved, this level of development can never be reversed.

This project would introduce a level of density and intensity that is not consistent with surrounding single-family neighborhoods and would materially change the character of the area.

This does not have to happen.

The City’s Comprehensive Plan exists to guide decisions like this. It establishes and has codified a maximum density of 20 units per acre in this area, yet this proposal significantly exceeds that threshold. Rather than adhering to those standards, or voting to update standard, a custom zoning approach has been introduced to accommodate the project. This is not acceptable.

The site at Graeser and Olive does not need to remain undeveloped. A project that aligns with the Comprehensive Plan and respects the surrounding neighborhood could move forward and be supported by residents.

Our Take
This result shows that neighbor engagement is working, but it also highlights that there is meaningful support for this project within Planning & Zoning.

City Council will now be the key decision point, and they are aware of the level of concern from residents. Continued outreach will be critical.

Neighbors should focus communication on plan consistency, appropriate scale, and compatibility with adjacent single-family neighborhoods.

mayor-council@crevecoeurmo.gov
jjaggi@crevecoeurmo.gov
bmoore@crevecoeurmo.gov

P&Z session, Jan 20, 2026

Meeting Summary
The Graeser Station proposal returned to the Creve Coeur Planning & Zoning (P&Z) Commission for continued review.
The developer stated they are seeking very clear direction from the Commission on what changes are required for the project to pass, but noted they have already decreased massing to what they state is the limit of economic viability.
No substantive changes to the plan were presented. The only update was confirmation that MoDOT agrees a protected left turn (green arrow), followed by a permissive left turn (yellow arrow), is needed for westbound traffic from northbound Graeser and for eastbound traffic from southbound Graeser (Walgreens side). Left turns to exit the site westbound will be prohibited by signage.
Several neighbors spoke again in opposition, raising concerns about density, traffic impacts, and compatibility with adjacent single-family homes. While most P&Z members did not directly challenge the proposed density, one member specifically tied density to traffic impacts.
One Commission member noted issues with the 35.5 density rating, while the Creve Coeur plan calls for a maximum of 20 dwelling units per acre, which would allow a maximum of approximately 88 units on the 4.42-acre site, compared to the currently 157 proposed.
No vote was taken. The proposal will return to a future P&Z meeting after the developer has an opportunity to revise the plans. Possibly as early as Feb 17, 2026 but date to be determined.

Our Take
Both the current proposal and a prior proposal from approximately five years ago rely on similarly high density, suggesting a pattern rather than a one-off design approach.
The scale of development is driven by the project’s underlying high land cost rather than neighborhood context, resulting in a project that is not appropriate density and massing adjacent to single-family homes.
The developer’s comparison projects are not applicable, as none cited are directly adjacent to single-family neighborhoods.
Neighbors continue to support reasonable redevelopment of the site, but at a scale that aligns with Creve Coeur’s planning standards and surrounding neighborhood character.

P&Z session, Dec 15, 2025
Link to P&Z session minutes and audio recording

Meeting Summary
The Graeser Station proposal was heard by Creve Coeur Planning & Zoning (P&Z) commission during an extended 4 hour meeting.
P&Z members asked direct and substantive questions related to parking capacity, traffic impacts, and the overall size and density of the proposed development. Several neighbors spoke in opposition.
City staff (Jason Jaggi and Bethany Moore) stated the project meets technical requirements and cited public benefits such as burying overhead utility lines and outdoor restaurant seating.
However, the proposal includes 8,500 sq. ft. of retail, which is less than the 12,500 sq. ft. currently provided by the existing retail building on the site. Residents do not measure burying power lines and less retail space as a public benefit.
The project will return to Planning & Zoning on January 20, where P&Z is expected to vote on whether to recommend the project favorably or unfavorably to City Council.
Regardless of the P&Z vote, the proposal will then move to City Council, where the review process begins again and a final decision will be made.

Our Take
It was clear from the discussion that P&Z recognizes this project is unusually large and dense for its location and adjacency to single-family homes.
The poor condition of the property is the result of long-term ownership decisions, including forcing tenants out, only allowing month-to-month leases, and allowing buildings to deteriorate. Poor condition is not due to a lack of opportunity or interest from developers.
The extremely inflated land price leaves only oversized, high-density projects that require exceptions and public concessions to work.
While minor public benefits were noted, they do not outweigh the impacts of a 157-unit, four-story development on a 4.5-acre site.
Residents should not be asked to subsidize or absorb the consequences of an overvalued property through excessive density, zoning exceptions, or future tax incentives. The developer has signaled on their website that they will need and expect these incentives to achieve viability.
Neighbors continues to support reasonable redevelopment of the site, but at a scale consistent with Creve Coeur’s planning standards.

P&Z session, Aug 18, 2025
Link to P&Z session minutes and audio recording (for Graeser Station relevant info only, begin listening to the recording starting at the 1 hour 37 minute mark)

Meeting Summary
Recap of the preliminary project details and major concerns brought forward thus far. Traffic and parking study coming soon to understand more and what sort of adjustments may be necessary by developer.

Our Take
Mostly a recap of concerns brought forward in the previous P&Z meeting. Worth mentioning that Jason Jaggi (city staff) noted that after studies are completed the applicant may need to file a new P&Z application and complete the city/staff review process again.

P&Z session, Aug 4, 2025
Link to P&Z session minutes and audio recording

Meeting Summary
Initial project presentation to P&Z by Garrison Companies (developer), Steadfast City (developer’s local rep), and Creve Coeur city staff. P&Z provided their initial comments, concerns and feedback to the developer and team. Neighbors and local residents provided their comments and concerns.

Our Take
We were encouraged by the comments and questions raised by residents, city staff, and the Planning and Zoning Commission members during this session. It was clear that P&Z/staff echoed many of the concerns that residents expressed. These included the very high density of the proposed 4-story 168-unit apartment building, the significant traffic implications this project would have on our neighborhood, the lack of setback of the building on Graeser, the adequacy of the proposed parking capacity, issue with traffic flow within the parking lot site, impact on Ladue Schools, water management, height/mass of building, and more. It is especially worth notating that P&Z member, Mr. Wang, specified that he’d like to see the amount of dwelling units cut by approximately half.

Why your involvement matters

• High‑density project: The proposed building is very large and would add considerable density to our area, 157 apartments, of which the majority are single bedroom. Residential Density calculation is a whopping 36 dwelling units per acre adjacent to single family homes which are 3 units per acre. This constitutes high density (greater or equal to 20 is defined as high density).
• Citizens (you) are going to help pay for the high land price premium: The developer notes that incentives will be required to reach profitability and therefore intends to prove that incentives like those provided for Olia Village should be provided build this apartment complex.
• Impact on daily life: Traffic, noise, and neighborhood character are all on the table.

City Approval Process

	1.	Developer contracts with Gershman to buy all parcels contingent upon receiving approval from the city to rezone and build the project
	2.	Developer submits initial plans to be reviewed by P&Z.
	3.	P&Z reviews plans, hears developer project presentation, hears city staff opinions and concerns with initial plans, hears feedback from neighbors, and then provides their initial feedback and any possible concerns with the developer team.
	4.	Developer may choose to update their plans in accordance with P&Z feedback, or, they may choose not to update their plans.
	5.	Above two steps repeat as needed any time developer submits updated plans.
	6.	Developer declares plans are finalized and P&Z votes on whether to recommend, or not recommend this project for approval by City Council.
	7.	Matter is passed along to City Council (regardless of P&Z vote) and the process, to some degree, starts anew with City Council.
	8.	City Council reviews plans, hears developer project presentation, hears city staff opinions and concerns with proposed project plans, hears feedback from neighbors, and then provides feedback and any possible concerns with the project to the developer team.
	9.	Developer may choose to update their plans in accordance with City Council feedback, or, they may choose not to update their plans.
	10.	Above two steps repeat as needed any time developer submits updated plans.
	11.	City Council votes to allow or not allow rezoning and completion of the project.

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