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Ensuring safe, responsible development at Graeser & Olive in Creve Coeur, MO
Last Update: Apr 6, 2026
Make Your Voice Heard — Email City Council & Staff
Opens your email client with a pre-filled letter opposing the rezoning — personalize it and send. Addressed to all nine Council members, City Planner Jason Jaggi, and Senior Planner Bethany Moore.
Recall that QuikTrip gave up on their bid for this property in December 2022 after extensive litigation led by property owner Tom Stern of Gershman, culminating in Missouri Supreme Court involvement.
As of December 2025, Graeser Station is a proposed commercial development at the southwest corner of Olive Boulevard and Graeser Road.
| Developer (Buyer) | Garrison Companies led by Garrison Hassenflu |
| Property Owner (Seller) | Tom Stern / Gershman Commercial Real Estate |
| Location | Olive & Graeser, southwest corner (4.42 acres) |
| Proposed | 4-story building, ~162,000+ total sq ft, 147 apartment units (33 units/acre), 8,500 sq ft retail, 260 surface parking spaces |
| Plan Docs | Most recent Application & Site Plans |
| Current Status | P&Z did not recommend (3–2, one short of required supermajority, two members absent) — March 16, 2026. Advances to City Council. |
The developer has stated on their own website that this project will require public subsidies, including tax abatement, a Community Improvement District (CID), and a Transportation Development District (TDD).
The property owners, Gershman Commercial Real Estate, have allowed the property to deteriorate while asking a significant premium over market value.
The result: neighbors feel "something has to go there." That is the strategy, not a coincidence.
We evaluated the Graeser Station proposal against the city's adopted zoning code, Comprehensive Plan, and design standards — the same documents City Council will use to make their decision. By those measures, this proposal does not meet the requirements. P&Z reached the same conclusion, voting NOT FAVORABLE on March 16, 2026.
To approve a high-density development on this site, when consistently all Creve Coeur documentation denotes low-density development, undermines community engagement and city strategic planning.
1. Zoning and Site Constraints
The property is currently zoned General Commercial (GC), which is intended for small-scale, neighborhood-compatible commercial development (Section 405.360). Apartments are not permitted under the current zoning. The developer is requesting a rezoning to a Planned Zoning District (PZD) that would allow mixed-use development with residential — and it is this rezoning that makes 147 apartments possible. Without City Council approval of the zoning change, the project cannot be built as proposed.
2. Conflict with the Comprehensive Plan (East Olive Vision)
The city's vision for East Olive is a walkable corridor of small-scale retail, neighborhood services, and low-density residential (Comprehensive Plan, Chapter 4). This proposal introduces high-density residential (147 units on 4.42 acres = 33.4 units/acre), exceeding the city's code for high-density development (>20 units/acre). The inclusion of a quick-service restaurant does not align with the plan's emphasis on small-scale, destination-oriented dining and retail.
3. Inconsistency with Neighborhood Commercial (NC) Goals
The Neighborhood Commercial designation supports low- to medium-density development that transitions between districts. This proposal introduces a level of density and intensity that is inconsistent with that purpose and with existing development patterns, particularly on the south side of Olive.
4. Scale and Compatibility
City design guidelines require development to be compatible in architectural and urban scale with surrounding uses. The proposed massing and intensity do not meet this standard and are out of character with the surrounding area.
5. Inappropriate Comparisons to Other Municipalities
Comparisons to other municipalities are not applicable. Even in those contexts, medium-density development is typically limited in height and scale (Clayton is 3 stories), while this area is designated for low-density development under both zoning and the Comprehensive Plan.
6. Parking Limitations
Comparisons to areas with available street parking (like Clayton and Maplewood) are not relevant. This site has no street parking on Olive or Graeser, and nearby properties have declined overflow use, raising concerns about parking adequacy.
7. Noncompliance with Mixed-Use Standards
The site does not meet minimum acreage thresholds required for increased height allowances under mixed-use provisions (Section 405.340). As proposed, the development exceeds what is permitted for a site of this size. The need for a Planned Zoning District is because its size and intensity exceed what is warranted for the site.
8. Failure to Meet Planned Zoning District Criteria
The proposal does not meet the intent of Planned Zoning District standards (Section 405.390):
References: Section 405.360 (GC Zoning) · Comprehensive Plan Chapter 4 · Design Guidelines · Section 405.340 (Mixed Use) · Section 405.390 (PZD)
Summary
The P&Z vote on Graeser Station failed to reach the supermajority required for a favorable recommendation. Of the five members present, three voted in favor and two voted against. Two additional members were absent. The project needed four votes to pass — it got three.
This was not a rejection of the project. A majority of commissioners present supported it. Had all seven members attended, the outcome could easily have been different. Neighbor engagement made a difference, but P&Z showed clear support for the project despite its inconsistency with the Comprehensive Plan.
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 them, 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.
Summary
The Graeser Station proposal returned to P&Z 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. 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 approximately 88 units on the 4.42-acre site compared to the 157 proposed.
No vote was taken. The proposal returned to a future P&Z meeting after the developer had 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.
Session minutes and audio recording
Summary
The Graeser Station proposal was heard by P&Z 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 consider burying power lines and less retail space a public benefit.
The project returned to P&Z on January 20, where P&Z was expected to vote on whether to recommend the project favorably or unfavorably to City Council.
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 4.45-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 that they will need and expect these incentives to achieve viability.
Session minutes and audio recording (Graeser Station begins at the 1hr 37min mark)
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 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.
Session minutes and audio recording
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 initial comments, concerns and feedback. 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 P&Z Commission members. 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, significant traffic implications, lack of setback on Graeser, adequacy of proposed parking capacity, traffic flow within the parking lot, impact on Ladue Schools, water management, height/mass of building, and more.
P&Z member Mr. Wang specified that he'd like to see the number of dwelling units cut by approximately half.
The proposal must pass through both Planning & Zoning and City Council. Here's where things stand: