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City planners turn down preliminary plat proposal

The Glencoe Planning and Industrial Commission voted to deny a preliminary plat for 10 lots in Glenview Estates, located south of First Street E and east of Hennepin Avenue, at its Thursday night meeting.
A public hearing on the preliminary plat drew a room full of neighboring property owners, who protested the plan mostly because of potential drainage and lot sizes, but also because they didn’t feel that the proposal was in keeping with the current character of Glenview Estates.
Terry Schneider of Project Developers, which represents the property owner, Strawberry Mountain, LLC, of Minnetrista and principal David A. Williams, said Glenview Estates was first proposed in about 2005 or 2006, and the property includes 112 acres that was to be developed into 191 single-family homes and 30 townhomes.
The first phase of the development including platting 26 single-family home lots and 19 townhome lots.
Then, the housing market bottomed out, and the rest of the development went on hold, said Schneider.
“We didn’t know that long term meant that we would have to wait 10 to 12 years to get going again,” said Schneider.
Schneider said there has been an “uptick” in demand for housing, particularly for smaller, single-level homes with two to three bedrooms.
The Phase II proposal for Glenview Estates is to reconfigure proposed lots on Alex Lane into smaller, narrower lots for 10-lot plan that would accommodate “smaller, more compact homes,” according to Schneider.
Because of the terrain, those lots would be narrow facing the street and would eventually widen out in the back yard, in a wedge shape. Because the area is hilly, some lots would accommodate slab-on-grade homes, some with full basements and some with “look-out” basements in the rear.
Schneider said the average lot width at the curb would be about 46 to 48 feet, meaning the city would have to grant a variance or change its lot standards to accommodate the proposed lots. The standard is for a 60-foot frontage for lots.
And the houses proposed for those lots would be “designed longer, deeper and narrower to provide some affordability.” The houses would average about 1,550 square feet of living space, with more for those with basements.
For more about the proposal, and neighbors' objections to it, see the Sept. 20 print edition of The Chronicle.