Our Concerns

Our committee along with numerous neighbors near to the proposed site have expressed concerns to the Creve Coeur City Council. Evidence was presented to Council in session and via correspondence.

The details noted here represent some of GNS’ concerns and a body of evidence explaining why the Planning & Zoning team rejected QuikTrip and why the City Council unanimously rejected QuikTrip at Graeser & Olive.

Table of Contents

Not compliant with the Creve Coeur Comprehensive Plan

Creve Coeur’s Comprehensive Plan (CP) was created to, “preserve and evolve its high-quality residential development and stable property values while enhancing the diversity of housing types and improving the walkability and accessibility of neighborhoods.”

QuikTrip is NOT in compliance with the Comprehensive Plan because QuikTrip is an ultra-high density commercial operation while the CP calls for a maximum of low to medium-density commercial operations in the East Olive corridor.

The Creve Coeur Comprehensive Plan (CP) explicitly calls for low to medium-density commercial operations. On page 88, the CP document notes that, “The East Olive corridor comprises the Neighborhood Commercial District (NC) place type, and for existing residentially zoned properties on the south side of Olive Boulevard between Graeser Road and North Spoede Road, the Estate Neighborhood 1 place type (ER-1). The NC place type supports the development of a variety of medium- to low-density commercial, retail, office, neighborhood service business, and residential development in a commercial corridor with shallow lot depths. This district is designed to provide a transition between more intense commercial districts to the east and west. Existing properties in this district are ideal for many types of smaller, specialty retail, service, and office businesses, providing both easy automobile access and a walkable, pedestrian environment.”

QuikTrip is NOT in compliance with the Comprehensive Plan (CP) because QuikTrip operates 24 hours a day, 7 days a week while the CP calls for 18 hour per day operations and explicitly notes that 24/7 operation is not appropriate for new business in Creve Coeur.

The Creve Coeur Comprehensive Plan (CP) explicitly calls for for an 18/7 businesses and NOT 24/7 businesses. On page 15, goal number 1 of the CP notes “Creve Coeur will enhance its unique regional identity and develop an 18/7* community experience to become an even better place to live, shop, work, and play! * 18/7—18 hours a day, seven days a week—refers to community vibrance and activity in a less-intense, suburban context. This is different from 24/7, which suggests a higher level of activity than would be appropriate for a community like Creve Coeur.”

QuikTrip is NOT in compliance with the Comprehensive Plan (CP) because it does not meet the CP goal number 4. It does not “provide a variety of new, high quality public amenities and community facilities that meet the needs and desires of all Creve Coeur residents.” GSN has a majority of household signatures petitioning to strong oppose a QuikTrip development from the homes which sit along Graeser and tributary cul-de-sacs. In Council sessions the public showed and outpouring of opposition to this possible project. A QuikTrip on Graeser does not meet the needs nor desires of all Creve Coeur residents as prescribed in the CP.

QuikTrip is NOT in compliance with the Comprehensive Plan (CP) because QuikTrip’s plan does not meet the building setback standard provided by the CP.

Below is an image taken from the CP document showing the recommendation of what setbacks should look like. (Coincidentally, the CP document uses the corner of Mary Meadows, just West of Graeser, and Olive as its example of prescribed building setbacks.)

Compare the Creve Coeur objectives above with the uneven layout of buildings if the QuikTrip plan is approved by referencing the Overlay of QT Plan to existing buildings in the below image.


Health

There is a large body of scientific evidence showing that those spending extended periods of time within close proximity a gas station poses a health threat, particularly for the young and elderly.

Perhaps the most clear connection between elevated health risk for uses located near a gas station is presented in the California Air Resources Board (ARB) Air Quality and Land Use Handbook. Health effects range from nausea to cancer. The cancer risk posed by gas station emissions stems from benzene and other compounds released to the atmosphere from the hypermart. The majority of toxic chemicals are emitted while customers pump gas, when underground fuel tanks are refilled daily, from water runoff spreading to nearby properties, and from the perpetual venting of fumes into the atmosphere from underground fuel storage tanks.

Montgomery County, MD and other jurisdictions across the U.S. have adopted a requirement that new gas stations be located 500 feet or more from the nearest home.

The proposed QuikTrip is far less than 500 feet from the nearest home and therefore causes considerable health detriment to adjacent residences.

Traffic

Site would bring substantial and unacceptable levels of additional traffic to Graeser and Spoede roads.

QuikTrip’s own traffic study admits that traffic with the proposed site would degenerate to just below “unacceptable levels” (defined by MODoT) on both Graeser and Spoede Roads approaching Olive. Therefore, with any further volume above what their study projects, the traffic volume would be unacceptable and Graeser and Spoede would not be sufficient to accommodate the quantity of traffic.

Additionally, GNS believes that QuikTrip’s traffic study does not adequately predict actual traffic. Which, if true, would push traffic on Graeser and Spoede roads to completely unmanageable levels.. GNS completed our own traffic count at an analogous QuikTrip to that which is proposed at Graeser & Olive. Based on our extrapolation, we believe the traffic study may underestimate traffic by as much as 30%.

GNS Study counting cars at QuikTrip, 9404 Page Blvd, MO 63132 on June 15, 2020. In conclusion, our study expects 436 cars per hours on Monday morning during rush hour traffic, but QuikTrip’s Traffic study predicts 335 cars per hour on morning rush. The above linked video was recorded on June 15, 2020 from approximately 9:16am to 9:37am (for 20 minutes). Please note this video is sped up for convenience, the full video can be found here: https://www.youtube.com/watch?v=v0fhNslAagk&t=0s Subject QuikTrip site is an approximately 5000 square foot Generation3 QuikTrip with 8 gas pumps, a layout almost identical to the one being proposed to be built on Graeser. In this sped up video we are counting trips in and out from their four driveways to extrapolate car counts per hour. Then, by looking at google review of business operation, googles android user’s gps statistics note that the business is operating at about TWO-THIRDS their typical high volume of traffic on this hour and day of week (demonstrated at the start of the video), This is also factored into the extrapolation. in about twenty minutes we counted 96 vehicle in/outs. (96 * (60 mins / 20 mins)) / (2 / 3 volume per google analytics) = 436 cars per hour on a Monday Morning Rush. QuikTrip’s own impact traffic study shows an expectation of 335 cars / hours for morning peak rush. GNS believes QT’s traffic impact study substantially under represents the true amount of volume.

Quantity of heavy-truck and semi-tractor trailer truck traffic on Graeser will increase from its current amount of almost none (based on anecdotal evidence), to a very substantial amount, in perpetuity.

Increase traffic stacking at the signal on Graeser attempting to go West/East on Olive. QuikTrip noted in a City Council session that MODoT has advised there would be such considerable stacking on Northbound Graeser approaching Olive that they would need to petition and purchase land from the First Community Credit Union to obtain right of way in order to extend right-turn lane. First Community Credit Union has already voiced opposition to this project in a letter sent to City Council.

Eighteen-wheel refueling tanker trucks carrying gasoline and other heavy trucks would utilize Graeser Northbound multiple times a day to turn East onto Olive. Turning right in a 60+ foot vehicle would require the truck to swing very far out of their lane of traffic and/or drive over the sidewalk curb to safely get on to Olive road while avoiding other vehicles. These heavy vehicles would also utilize Graeser Northbound multiple times per day to turn West onto Olive, occupying the entire left-turning lane. These phenomenon creates additional stacking and traffic issues.

The QuikTrip traffic study states that “a significant number of the trips to the site would be “passby trips,'” meaning trips to the site would be from vehicles already using the adjacent Olive road and not a new vehicle trip (ie: estimation of traffic: 210-250 pass by trips versus 75-85 new trips). This estimation of new traffic is inaccurate because of the following considerable traffic generators to the site.

Safety

Fuel tanker trucks and tractor trailer trucks will enter QT site a few yards from a grade school bus stop at Graeser and Winfield Pointe. This grade school bus stop has a dedicated brick shelter (since 1990) and crosswalk. To abate this clear safety hazard to our children, in City Council Session, QuikTrip representatives noted they could petition the school board to move this bus stop. GNS believes this could only result in removal of the Winfield Pointe school bus stop and those children would need to travel to the next bus stop further South on Graester. This creates inconvenience and additional safety hazards for kids traveling further, sometimes in inclement weather, to a bus stop with no shelter. Additionally, QuikTrip utilize the entrance on Graeser which is further south, even closer the bus stop, according to their plans.

A QuikTrip at this site would create additional safety issues to nearby neighbors due customers purchasing alcohol late at night and driving impaired.

The intersection at Graeser & Olive is already dangerous, especially for pedestrian and bicycle traffic. Traffic incidents at with pedestrians (including children in strollers) have already recently occurred. Adding an ultra-high volume operation at this corner would be an egregious mistake which would create considerable additional incidents inherent with increased volume and usage.

Below are merely two GNS documented issues of serious traffic issues that were collected over a very short time frame for illustrative purposes. Many more examples exist

Graeser & Olive Pedestrian Crosswalk: Car hits mother and infant in stroller. Both victims were taken to Hospital Emergency Room.


2020 Graeser & Olive traffic control box, second GNS documented incident of hit from out of control vehicle with enough force to uproot two metal bollards buried in concrete.

Crime

A new QuikTrip at Graeser & Olive would create a considerable increase in the localization of crime in our area. Residents can easily Google search for “QuikTrip crime” to find a very recent article where some sort of ghastly crime took place not far from their own home. A large increased flow in transient traffic comprised of non-neighbors on Graeser will create additional problematic events. QuikTrip would bring an increase in slider crimes and crimes of opportunity, including violent crimes.

QuikTrip boasts of their security systems. GNS argues that these systems are more useful in identifying suspects rather than preventing crimes.

Noise Pollution

GNS has considerable concerns about a substantial increase in noise pollution near to the proposed site. Fuel tanker trucks and 18 wheel tractor trailerer delivery trucks will access Graeser frequently to deliver and resupply the site various products at any time of day or night, 24/7. In a City Council session, QuikTrip verbally assured neighbors that the trucks they control (tanker fuel trucks, and 18 wheelers with their own foodstuffs) will not be south of their Graeser driveway. QuikTrip continued, however, to say they could never regulate or prevent other vendors (like for alcohol, off-brand food, beverages, etc) from using Graeser Road at any time of day or night. Imagine a food stuffs 18 wheeler truck unloading hand-trucks and carts up and down a metal ramp during sleeping hours adjacent to single-family home residences.

Twenty four hour sales and the sale of alcohol late into the night will bring an increase in raucous and noise related disturbances in the area of the site and adjacent to single-family residences.

Light Pollution

The proposed development would bring substantial injury to nearby neighbors in the form of considerable light pollution. QuikTrip’s renderings promise considerable blockage and buffer in the form of decades-old mature trees blocking views and light, however saplings will be planted. Decades will need to elapse until the level of buffer promised is achieved.

Furthermore, the nature of the higher elevation of the site compared to the Martin Grove neighborhood makes it virtually impossible to provide sufficient separation from light even with the planned fencing and foliage. Imagine bright lights, all night long, adjacent to single-family homes.

Trash Pollution

A substantial increase in trash and litter near the site will occur due to an increase in traffic and an increase in convenience items sold adjacent to Graeser. Weather will spread this litter up and down Graeser road and to tributary cul-de-sacs.

New Precedents

A QuikTrip built at Graeser & Olive would set a new precedent as the first 24 hour business adjacent to Creve Coeur residences south of Olive. GNS is not aware of any single-family Creve Coeur homes adjacent to 24 hour operations.

A QuikTrip built at Graeser & Olive would set a new precedent as the first gas station adjacent to Creve Coeur single-family home south of Olive.

Neighborhood Charm

Neighborhood charm and feel is not something that’s quantifiable or measured but any proud homeowner will attest that it is a real phenomenon. The general consensus that GNS has received from our constituents is that an ultra-high volume gas station will destroy the quiet neighborhood feeling of the northern end of Graeser Road.

Property Desirability and Value

It has been nearly impossible for GNS to empirically prove or disprove that developing a ultra-high volume convenience station gas store lowers property values. However homes adjacent to the site have seen a marked decrease in desirability. The applicant likes to notate that this is not an issue but GNS believes its fair to say that very few home owners would want to live adjacent to an ultra-high volume gasoline station and mega convenience store.

This is further solidified by the fact that a prospective home buyer looking at a home in Martin Grove, adjacent to the proposed site, pulled out of their contract after hearing about QT project.

Not Analogous to Mobil On The Run

Two other gas stations exist less than 300 yards of the proposed site, less than one block away. These other two gas station and convenience stores have both been in service for several decades. The existing stations allow 24 vehicles to simultaneously fuel up. Mobil On The Run operated on a smaller footprint at that location for several decades and recently petitioned to improve their existing site.

By comparison, the proposed QuikTrip at Graeser & Olive would be a complete change of use. Therefore this development is not an analogous comparison to Mobil On the Run.

City Planning

When planning for the future of a city residents ideally want a mixture of businesses and services in a small geographic area. There are 2 other gas station and conveniences stores already within a single block and adding another would be poor planning. QuikTrip’s argues its not fair to allow others similar gas stations while they are not permitted but how many gas stations must Creve Coeur allow within a single block or along the Eastern Corridor? Ad infinitum? Must Creve Coeur allow the entire Eastern Corridor to be developed with gas stations just because developers believe the economics support the project?

Future of the Site

GNS has concerns for the future of the site if it’s developed by QuikTrip. QT has a history in St. Louis of finding a more desirable site, relocating their store, and leaving behind a site that is, at best, very difficult to develop, or at worst, contractually blocked from development. Remediation of a gas station is a timely, costly, and often dangerous process.

When QuikTrip leaves a location it uses all legally available means to control the future use of a property. This can make the property difficult to redevelop and result in an empty former gas station site for many years.

Take a look at just one simple to find local example of QuikTrip’s practice of abandoning a location for a “better” nearby site and placing restrictions on the use of the previous site, decreasing the site’s marketability.

Weight Limits on Graeser

Weight limit signs limiting traffic to less than 1 ton anchored both ends of Graeser at least as recently as August 2017 but were removed some time before QT began to show interest in the site. Neighbors were never notified of any change. Limiting traffic to 1 ton on Graeser Road would impair QuikTrip’s ability to operate by reducing access to their site for restocking fuel and goods. Without access to Graeser Road, heavy trucks would be required to leave the site and travel East on Olive with no way to get on Westbound Olive.