[{"_1":2,"_122":-5,"_123":-5},"loaderData",{"_3":4,"_26":27},"root",{"_5":6,"_17":10,"_18":19,"_20":21,"_22":10,"_23":-5,"_24":-5,"_25":10},"user",{"_7":8,"_9":10,"_11":10,"_12":-5,"_13":-5,"_14":15,"_16":-5},"roles",[],"isAuthenticated",false,"isPremium","planName","subscriptionStatus","featureFlags",{},"insightsBudget","isDevelopmentHost","userPreferences",{},"recaptchaSiteKey","6LcvOJcUAAAAAHsB-gPGfGktcRlKpH7OTIU_dMTD","isImpersonating","impersonation","affiliateStatus","isFreedomPortal","routes/v2/article/layout",{"_28":29,"_30":31},"notFound",true,"relatedArticles",[32,75,87,98,110],{"_33":34,"_35":36,"_37":38,"_39":40,"_41":42,"_43":44,"_45":46,"_47":48,"_49":50,"_51":52,"_53":54,"_55":56,"_57":58,"_59":60,"_61":62,"_63":64,"_65":66,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},"mediaId",6587170,"mediaKeyId","5672073-530830ffff5891c76d1504e38d5bc875","parentId",5672073,"title","Votes at a glance: Inver Grove Heights council actions (selected items)","audioSeconds",6380,"startMs",74000,"endMs",6454000,"viewUrl","/Search/View?dp=1&key=5672073-530830ffff5891c76d1504e38d5bc875&start=74&end=6454","thumbnailUrl","https://assets.pipeline.soar.com/5672073-530830ffff5891c76d1504e38d5bc875/thumbnail_74000.jpg","articleUrl","/articles/6587170/Inver-Grove-Heights/Dakota-County/Minnesota/Votes-at-a-glance-Inver-Grove-Heights-council-actions-selected-items","mediaUrl","https://secure.pipeline.soar.com/6587170-b683443225aa3cf35a2856a9c097316e/orig.mp4?Expires=1770999937&Signature=klTIHlut6XOSkN2i8IZjXBlisx9E1JOTJpefxxHagBdaqSLFw~cFH33LSbdptkXLzi~jNu97GYMjNwOSLDyoIZ50eLkWIOXcxRuJ2srnpZRMwYzsKWzq1VysH3R9A1ecslCa5G6Yl1x3saDV59n-ntTrpP2Xavw9pOyRS5zbqk7GGKgUJupuoagHJwoUkVO1foongne8Zi7t6CaK5p5L1T0TyRhtS069DOpHJHo8GMe8YEqXb7yoWTzbs9x2CJoH5huTuUecaq41uO3Y1za8hpMRMo1QSOdTH5bFiBsvmbEVYxdGQjd4xVwFfR9Zxc9RLYuTRx1gyYnmO9ftILubuA__&Key-Pair-Id=KUT5TJCACFTXG","author","City of Inver Grove Heights","date","2025-08-25T00:00:00Z","article","This roundup lists motions and formal outcomes recorded during the council meeting. Where the transcript records a formal vote the result is listed; in many motions the record shows a voice “aye” and staff recorded the motion as carried.

- Consent agenda (approval without items A and D initially): Motion to approve consent agenda without Items A and D — carried (voice vote: aye).

- Item A (temporary premises expansion for Inver Grove Brewing Company): Public hearing opened and closed with no public comment; motion to approve the temporary expansion of premises authorization for on‑sale liquor license holder Inver Grove Brewing Company for up to 10 calendar days for events (IGHDays, Oktoberfest) subject to police chief review — motion carried (voice vote: aye).

- Items A and D later pulled and approved together: Motion to approve Items A and D (including contract with Hu Life LLC for a 360‑degree review related to the city administrator’s performance review) — carried (voice vote: aye).

- Rental housing licenses: Motion to approve six rental housing license applications (applicants completed background checks and paid fees) — carried (voice vote: aye).

- AUAR adoption: Motion to adopt the 2025 update to the Northwest Expansion Area AUAR — carried; one council member abstained because they had not completed review of the full document (abstention stated on the record).

- Preliminary plat and preliminary PUD (North 61 Degree, 119 townhome units): Motion to adopt the preliminary plat and preliminary PUD with conditions, including council direction to staff to evaluate southern screening/fencing and access measures and the adoption of a 12‑month deadline for final plat approval — carried (voice vote: aye).

- Amberwood Golf Course marketing contract and budget amendment: Motion to approve contract with Mulligan Marketing Concepts for an anniversary membership campaign and to adopt the 2025 budget amendment increasing professional services and credit‑card/bank charges — carried (voice vote: aye). Council directed staff to configure payment processing so online card fees are passed to purchasers where feasible.

- Third readings and summary publication of licensing ordinances (liquor licensing application requirements, cannabis/hemp business regulations, massage therapy licensing updates, solid waste collector contractor licensing changes): Motion to adopt third reading and summary publication for all recommended ordinance changes — carried (voice vote: aye).

- Motion to move into closed session pursuant to Minnesota Statutes to discuss offers/counteroffers for real property (1285 70th Street West): Motion carried (voice vote: aye).

Notes: The transcript records most votes as unanimous voice votes or the clerk’s recorded motion results. Where a named roll‑call was not recorded in the transcript the roundup notes that votes were carried on voice votes.","mediaType","Video","parentTitle","City of Inver Grove Heights - Inver Grove Heights City Council","oneSentenceSummary","A summary of formal motions and outcomes recorded at the Inver Grove Heights City Council meeting, including the AUAR adoption, a 119‑unit preliminary plat/PUD approval with conditions, and a budget amendment for Amberwood Golf Course marketing.","taxTitle","Inver Grove Heights, Dakota County, Minnesota","taxId",55939,"location","headline","","shortSummary",{"_33":76,"_35":36,"_37":38,"_39":77,"_41":78,"_43":79,"_45":80,"_47":81,"_49":82,"_51":83,"_53":84,"_55":56,"_57":58,"_59":85,"_61":62,"_63":64,"_65":86,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6587175,"Residents submit reverse‑referendum petition on $58M central maintenance facility; council says referendum cannot appear on November ballot",151,6612000,6763000,"/Search/View?dp=1&key=5672073-530830ffff5891c76d1504e38d5bc875&start=6612&end=6763","https://assets.pipeline.soar.com/5672073-530830ffff5891c76d1504e38d5bc875/thumbnail_6612000.jpg","/articles/6587175/Inver-Grove-Heights/Dakota-County/Minnesota/Residents-submit-reversereferendum-petition-on-58M-central-maintenance-facility-council-says-referendum-cannot-appear-on-November-ballot","https://secure.pipeline.soar.com/6587175-6d6f8501657f0a99c3109826a16dcb12/orig.mp4?Expires=1770999937&Signature=aIqN0sMTz7wN5gux2TWGTRkq4GJh-gSx6vz4OXwY6EWx9NNlpm0CRUqfYxXxF0uDUnpvNofIhqbngdFqcIzlC8l0yd1T3h09qLoBpqSh4VJy50UXaIGTEIkanyfX2BSrfFLKnYKU82Ky~mI2DxbKjmy1qCL5-lDBfPIyma0D1YKUrmyoiwdu50Wy54ioqBDCzWVQLNClQGKarglsqq-XJSIk1nXUVdqC~RZLQeBb0BhGknJZKn4xseJBLGsG0tVzOwGUamtxcO4MkL~89mUscY1uKpAD4UxNsJ6YZoZAQcJt4utE9scczh0EN-SztQUwHrIFVPRtX0v2M~qNjDD8-Q__&Key-Pair-Id=KUT5TJCACFTXG","A group of Inver Grove Heights residents submitted 2,227 petition signatures to initiate a reverse referendum challenging the council’s decision to pursue bonding for a proposed central maintenance facility (CMF). Petitions were presented to the clerk for validation; the city confirmed the submission is under review to verify signatures.

Why it matters: Residents said they were surprised by the size of the project and the timeline and raised concerns about process, transparency, and the tax impact of an estimated $58 million bond. Multiple commenters at the council meeting described the petition process as a rapid, volunteer‑run effort involving more than 75 volunteers and argued that voters should decide whether the project moves forward.

What the city said and timing
City officials told the meeting that the petition is being validated; the clerk and staff will confirm the number of valid signatures. The mayor noted that the deadline to place a measure on the November ballot had passed, so any voter referendum resulting from a validated petition would be scheduled in 2026 at the earliest.

Resident viewpoints
Several residents who addressed the council described the process that led to the petition: they said the project was not well explained in initial city communications, that cost estimates and property‑tax impacts had not been sufficiently publicized early in the outreach, and that the council’s July action authorizing bonding came as a surprise to many. Speakers asked for a thorough review of communications and the project’s outreach process and requested additional transparency on scope and cost.

City response and next steps
City administration said the city will validate petition signatures and outline the next procedural steps in accordance with state law, including options that would follow if the petition meets the statutory requirements. The mayor and council acknowledged the community’s engagement and noted the timeframe constraints for the November ballot.

Ending: The petition process is underway; signatures are being validated and staff will report back with recommended next steps and timelines after the city completes the review.","Residents submitted 2,227 signatures seeking a reverse referendum on the council’s decision to pursue bonding for a proposed central maintenance facility; council staff said the petition is under review and that a referendum could not appear on this November’s ballot because the filing deadline had passed.",{"_33":88,"_35":36,"_37":38,"_39":89,"_41":90,"_43":91,"_45":46,"_47":92,"_49":93,"_51":94,"_53":95,"_55":56,"_57":58,"_59":96,"_61":62,"_63":64,"_65":97,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6587180,"Council approves Amberwood anniversary membership marketing contract and budget amendment; staff told to pass card fees to buyers",1241,5213000,"/Search/View?dp=1&key=5672073-530830ffff5891c76d1504e38d5bc875&start=5213&end=6454","https://assets.pipeline.soar.com/5672073-530830ffff5891c76d1504e38d5bc875/thumbnail_5213000.jpg","/articles/6587180/Inver-Grove-Heights/Dakota-County/Minnesota/Council-approves-Amberwood-anniversary-membership-marketing-contract-and-budget-amendment-staff-told-to-pass-card-fees-to-buyers","https://secure.pipeline.soar.com/6587180-e024319d66505d218417c89ccfcc722b/orig.mp4?Expires=1770999937&Signature=LDghmy5qU~D3umHMUyTo-RwI49fbyWAVE5Bbz~L6ous9-e94ZZ5RnsRwASxufTM1p8izwbwHStmCHppUVDYRrgarW1BjQoLEsZcT-GeyliMVzTryUgRI3sPoLn7HGTOyXzyBTXGHhs~mMRHK1SrA3pN-ts7cIwRQvud96ijF32yXmYDlNKev~naE1uH1Q1DHoXruWQauL8K9gGid8hQLOQMQZWE1BDFEm-fLloOjj7NB-fRpNeb8yuN8ZlsmSihh5crppTZbtiyxe3pSaYW534ct5poTJ1pWjtrnUL8E8490iDvQ8UGdxoJwJWCA6zQ7n1xcL1kubJOYMx8~KqhfRA__&Key-Pair-Id=KUT5TJCACFTXG","The Inver Grove Heights City Council approved a contract with Mulligan Marketing Concepts to run an anniversary membership campaign for Amberwood Golf Course and adopted a resolution amending the 2025 golf‑course operating budget to cover campaign expenses.

Staff presentation and program design
Parks/golf staff described prior anniversary memberships run in 2018, 2021 and 2023 and said the campaigns have been profitable; the 2026–27 campaign price was proposed at $398 (up from $298 in 2023). The membership allows purchasers to reserve tee times within a three‑day booking window for certain off‑peak times (the membership excludes weekend mornings and holidays). Staff said the campaign is intended to increase course utilization and ancillary spending (pro shop, food and beverage, lessons) and that the campaign revenue would largely be recognized in 2026–27 while the city would pay a 10% marketing fee to Mulligan.

Budget amendment and payment processing
Council also approved a budget amendment to increase the golf course professional services line (to pay Mulligan’s fee) and to increase the budgeted credit‑card and bank charges to account for processing costs. Staff reported past campaigns have generated credit‑card fees in the $40k–$45k range and estimated a roughly $50,000 increase in processing fees tied to the new campaign.

Council direction on fees and sale mechanics
Councilors discussed whether the credit‑card processing cost should be absorbed by the golf fund or passed to purchasers. Several council members — and staff — recommended that online processing fees be passed to buyers. Council provided direction that staff pursue a payment setup that allows the service fee to be borne by customers, and approved the contract and the budget amendment. Staff also said in‑person or cash payment options remain available in limited circumstances to accommodate customers who do not pay online.

Vote: On motion, council approved the marketing contract with Mulligan Marketing Concepts and adopted the resolution authorizing the budget amendment (motion seconded; vote recorded as aye, motion carries).

Ending: Staff will implement the marketing sale soon (staff indicated sale could begin within days) and will work with finance on payment‑processing options; the campaign is expected to increase off‑peak utilization and ancillary revenue for Amberwood Golf Course.","The council approved a marketing contract with Mulligan Marketing Concepts to sell anniversary memberships for Amberwood Golf Course and adopted a 2025 budget amendment. Councilors directed staff to pass online credit‑card processing fees to purchasers rather than absorb them in the golf fund.",{"_33":99,"_35":36,"_37":38,"_39":100,"_41":101,"_43":102,"_45":103,"_47":104,"_49":105,"_51":106,"_53":107,"_55":56,"_57":58,"_59":108,"_61":62,"_63":64,"_65":109,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6587185,"City adopts 2025 update to Northwest Expansion AUAR after agency comments; four mitigation items added",638,437000,1075000,"/Search/View?dp=1&key=5672073-530830ffff5891c76d1504e38d5bc875&start=437&end=1075","https://assets.pipeline.soar.com/5672073-530830ffff5891c76d1504e38d5bc875/thumbnail_437000.jpg","/articles/6587185/Inver-Grove-Heights/Dakota-County/Minnesota/City-adopts-2025-update-to-Northwest-Expansion-AUAR-after-agency-comments-four-mitigation-items-added","https://secure.pipeline.soar.com/6587185-2db03fab3627e31e6a88cde954d048d7/orig.mp4?Expires=1770999937&Signature=PCwz9XyHxac-JHGFN-mrwjL2r6V0xpJHrVBrTQiml~aVWBzYryfVc6lJOpkMJ7zy494Bi3NGTkI61kJJP5zMXyImtq7lSjdaJmY-BaEngUIU~qgEOcxOfCgTMzchyiVrQVcilo-hfryJBM-Fx12Y9Zto2g9Mnx8v~lxCEayFAiXe-WqCU-GYW7ztZnbfvk8OWviYv3FNgPVkb9A74XtWk~lEpLSLr~MhtGz9-tH9a0EY644tF4jTIjQuprJyLoDKGXyBe-Z5Q4GPqod5J0evadtmb1wVO6~vUI2In3Rw1tLZOYKgLNMxdHbcni66Z7xTmKKjarQbbmZ4ib5SYA5TQg__&Key-Pair-Id=KUT5TJCACFTXG","The Inver Grove Heights City Council adopted the 2025 update to the Northwest Expansion Area Alternative Urban Areawide Review (AUAR) after staff and consultant presentations and a public discussion. The AUAR, which implements Minnesota environmental review rules for area planning, provides an updated baseline of existing conditions and analyzes potential impacts and mitigation strategies for future development in the 3,089‑acre Northwest study area.

Why it matters: The AUAR is the environmental review document used by the responsible government unit (RGU) — here, the city — to study potential environmental impacts across a range of development scenarios. The five‑year update is required under state rules until development in the study area is complete; this update informs future permitting, mitigation and infrastructure planning.

Key points from the update
Kimley Horn prepared the update and Madeline Race, an environmental planner with Kimley Horn, presented the document. Staff said the update incorporates changes since the 2020 AUAR, including recent roadway, sanitary sewer, water and stormwater infrastructure projects; updated aerial imagery and wetland data; and new sections on climate adaptation and greenhouse gas emissions that were added to the AUAR form in 2022.

Agency comments and mitigation changes
The 10‑business‑day public comment period (published in the EQB Monitor) produced comment letters from the Metropolitan Council, Minnesota Pollution Control Agency (MPCA), Minnesota Department of Transportation (MnDOT) and Dakota County. City staff said most comments were addressed in the document but not all required new mitigation commitments. The AUAR mitigation plan was modified with four specific additions in response to agency comments:

- Developers should seek wetland‑banking replacement within the same watershed or sub‑watershed (MPCA comment).
- Developers should coordinate with Dakota County’s delegated well program on well compliance concerns (Dakota County comment).
- Proposed stormwater infiltration within a current or potential future drinking‑water supply management area (DWSMA) should be coordinated with the Minnesota Department of Health (MDH) (Dakota County comment).
- Developments must meet applicable MPCA noise standards; a noise study will be required on a case‑by‑case basis where necessary (MnDOT comment).

Other comments — for example on chloride impacts — resulted in statements added to the AUAR encouraging developers to consider chloride planning but did not become mitigation commitments.

Council action and record
A council member asked which comments did not trigger changes to the mitigation plan; staff pointed to chloride statements and updated figures (including showing the Lebanon Hills Greenway alignment) as examples where the document was updated without adding mitigation commitments. The council then moved to adopt the AUAR update. A motion to adopt passed, with 1 abstention recorded by a council member who said they had not had time to read the entire document before the meeting.

Ending: The AUAR update will guide future permitting and permitting conditions for development in the Northwest expansion area. The city’s responses to agency comments and the four added mitigation commitments are included in the updated document published by the RGU.","The city adopted the 2025 update to the Alternative Urban Areawide Review (AUAR) for the Northwest expansion area after a 10‑business‑day comment period and responses to agency letters; the AUAR update added four mitigation commitments in response to Met Council, MPCA, MnDOT and Dakota County comments.",{"_33":111,"_35":36,"_37":38,"_39":112,"_41":113,"_43":114,"_45":115,"_47":116,"_49":117,"_51":118,"_53":119,"_55":56,"_57":58,"_59":120,"_61":62,"_63":64,"_65":121,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6587190,"Council approves preliminary plat and PUD for 119‑unit townhome project with conditions and 12‑month final‑plat window",4088,1098000,5186000,"/Search/View?dp=1&key=5672073-530830ffff5891c76d1504e38d5bc875&start=1098&end=5186","https://assets.pipeline.soar.com/5672073-530830ffff5891c76d1504e38d5bc875/thumbnail_1098000.jpg","/articles/6587190/Inver-Grove-Heights/Dakota-County/Minnesota/Council-approves-preliminary-plat-and-PUD-for-119unit-townhome-project-with-conditions-and-12month-finalplat-window","https://secure.pipeline.soar.com/6587190-17cc14e5971816782ef425d7868aadaa/orig.mp4?Expires=1770999937&Signature=Az-ecGBWuXWlX2HMjSB4E48dlr5BOPqRWHWfEz8LOSTGj5jNfYYtpGFVJsbZth1k5HyXAMNKcAhlDXs1dAdyil7Cs2mhdfjjBuuqTjLhafVVog5~DLCaV2iChb0V7l~zY02jgk-zUMt56kGJ76kCHW21wRG46YMwU-1AFq~EjekfwxZgnmkRXYR4-WkCG3igiFeBewKGY4ea4XKsXBnV~8iTFH9cRg98HC3ycwhlrZI4xXlxS68fuiwaet88t5OjzuKMEni4OmerCBIiGQRWbk3zo126AL8qlYYb3BQPPqQmIQWUq~4mFLHtgFp8Hih2rpkeZGb3DKR-s8iWXdIRAg__&Key-Pair-Id=KUT5TJCACFTXG","The Inver Grove Heights City Council on motion approved the preliminary plat and preliminary planned unit development (PUD) for a 119‑unit townhome rental project (North 61 Degree) on approximately 20.53 net developable acres at the southwest corner of Argenta Boulevard and 60th Street.

The council’s approval includes conditions listed in the resolution and a modification negotiated during the meeting that sets a 12‑month timeline for the developer to submit and obtain approval of a final plat. Council also directed staff to work with the developer to evaluate additional screening and fencing along the project’s southern property line and to review access/turning‑movement options on the roadway network, including the feasibility of a right‑turn only movement to limit cut‑through traffic onto the adjacent neighborhood.

Why it matters: The development will add 119 rental townhome units in a part of the city guided for residential growth under the Northwest area plan and Shoreland Overlay. The council’s decision balances the developer’s request for PUD flexibilities with neighborhood concerns about tree clearing, traffic, buffering and stormwater.

Project details and staff findings
The site comprises two parcels totaling roughly 23.9 acres gross and about 20.53 acres net after excluding right of way and wetlands. Staff reported the proposal would provide 7.97 acres (about 39%) of open space where 20% is required under the Northwest area rules, but requested flexibility on the required amount of undisturbed open space. The developer is asking four PUD variances: a 3‑foot reduction to a 20‑foot front setback on the sidewalk side (to 17 feet), an increase in impervious surface within the shoreland area (from a 25% shoreland limit to 36.4% overall), reduced undisturbed open space (12.6% vs. the 50% undisturbed requirement in the Shoreland PUD rules), and up to six units per building where the code standard is four.

Staff and the planning commission recommended approval of the preliminary plat and PUD subject to the conditions in the resolution. Staff said the R3A zoning and the city’s development capacity analysis supported the proposed 119 units (the zoning range was described as roughly 82 to 164 units based on lot‑size calculations). The developer also presented a landscaping and tree‑replacement plan that would meet the city’s mitigation requirement for removed trees.

Developer response and changes requested
Dave Stouffer, director of development for Eastland Holdings, said the project is designed as a long‑term rental community and emphasized the developer’s experience managing similar projects. He said buildings along the southern border would be lower‑density (four‑unit buildings) with the larger six‑unit buildings concentrated to the north, and that the team is willing to investigate additional vegetative screening and a fence along the southern property line.

Public concerns and staff replies
Several nearby residents spoke at the council meeting, raising concerns about tree removal, stormwater and flood capacity, traffic and pedestrian safety, the scale and design of two‑story/three‑story townhomes adjacent to mostly one‑story, owner‑occupied houses, and the loss of privacy. Residents asked that a fence or berm be required along the shared southern lot line and requested guarantees that the existing drainage improvements will not be overloaded by additional runoff.

City staff said the county’s prior drainage improvements were sized for a more intense development scenario than currently proposed, and that the project is required to treat and retain stormwater on site. Staff confirmed that final engineering will address peak flows, and that the city engineer would review proposed stormwater basins and models as part of final plat and infrastructure review. On access, staff said county spacing rules limit where additional accesses may be placed on 60th Street and that a second access will be from Argenta Trail; staff will evaluate right‑turn‑only pavement markings or other measures in coordination with the developer.

Council direction and final conditions
Council amended the draft resolution to set the validity period for the preliminary plat at 12 months for the developer to obtain final plat approval (the code default is 3 years, but the council exercised its discretion to shorten the timeline). The council added direction that final PUD plans may be revised after staff review to address additional screening/landscaping and access modifications recommended by city engineers and public works staff. The developer agreed to explore fence/landscaping options for the southern boundary and to continue traffic coordination with Dakota County regarding access geometry.

Votes at meeting: Council made and seconded the motion to adopt the preliminary plat and preliminary PUD with the added conditions; the motion carried (vote recorded in the council minutes as unanimous on the motion). The motion also included the 12‑month condition for final plat submittal.

What happens next: The developer said construction will proceed in two phases, with about 60 units and the clubhouse in phase one. Final plat, grading, engineering and final PUD development plan reviews will return to the city for approvals; the council directed staff to negotiate the southern buffering and access items and include them as conditions on final plans if determined necessary by staff engineering review.

Ending: Residents who spoke said they want clearer commitments on tree preservation, screening and stormwater; staff and the developer said they would continue to coordinate and that final, engineered plans and any required permits will be reviewed before construction begins.","The Inver Grove Heights City Council approved a preliminary plat and preliminary planned unit development (PUD) for a 119‑unit townhome rental project at the southwest corner of Argenta Boulevard and 60th Street, subject to conditions including a 12‑month deadline for final plat approval and staff review of screening and access details.","actionData","errors"]

Article not found

Votes at a glance: Inver Grove Heights council actions (selected items)

Residents submit reverse‑referendum petition on $58M central maintenance facility; council says referendum cannot appear on November ballot

Council approves Amberwood anniversary membership marketing contract and budget amendment; staff told to pass card fees to buyers

City adopts 2025 update to Northwest Expansion AUAR after agency comments; four mitigation items added

Council approves preliminary plat and PUD for 119‑unit townhome project with conditions and 12‑month final‑plat window