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Planning Commission approves preliminary plat and PUD for 119 townhomes at Argenta Blvd and 65th
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Summary
The commission voted 6–0 to approve a preliminary plat and preliminary PUD for the Nord 61 townhome project (119 units) with technical flexibilities for shoreland and open‑space calculations; neighbors raised concerns about character, traffic on local dirt roads and stormwater.
The Inver Grove Heights Planning Commission on Aug. 6 voted 6–0 to approve a preliminary plat and preliminary planned unit development (PUD) for a 119‑unit townhome project (referred to as Nord 61) at the southwest corner of Argenta Boulevard and 65th Street. The approval, subject to 11 conditions in the staff packet, grants several technical flexibilities tied to shoreland and northwest‑area overlay standards and will be forwarded to the City Council on Aug. 25, 2025 for final consideration.
Staff said the two‑parcel site totals 23.9 acres with roughly 20.53 net developable acres. The proposal calls for 119 units (about 5.8 units per acre, within the city’s four‑to‑eight‑units‑per‑acre guidance for the northwest area), 476 parking spaces and multiple stormwater basins. Because portions of the site fall inside shoreland overlay districts for two unnamed basins, the applicant requested PUD flexibilities including a front‑yard setback of 17 feet (rather than 20), impervious surface coverage up to 36.4% (above the shoreland 25% cap but below the R3A 40% maximum with stormwater measures), and a reduction in required undisturbed open space in exchange for other open‑space provisions.
Planner staff walked the commission through the shoreland tier/density analysis and tree mitigation figures: the on‑site tree inventory measured approximately 2,133 caliper inches; removing the trees as proposed would trigger mitigation of about 674 caliper inches, which the applicant equated under code formulas to an equivalent of roughly 395 replacement trees to be planted across the site.
Developer Dave Stouffer (MV Ventures) said the project evolved from public outreach and design changes intended to transition to existing single‑family homes to the south. Neighbors at the hearing repeatedly urged the commission to preserve neighborhood character and expressed concerns that the proposed scale (119 units) would channel traffic through nearby dirt roads and that stormwater runoff could overload existing culverts and wetlands. “This is not going to retain the character of that neighborhood,” Robin Eggham, who lives on Argenta Trail, said.
Staff responded that the stormwater design includes three basins to treat and retain stormwater on site and that engineering review has provided only minor comments to be resolved prior to final approval. Staff also noted the project supplies more open space than the northwest area minimum, even after accounting for shoreland definitions, and that the request fits the city’s adopted land‑use identity for the northwest expansion area.
Commissioners acknowledged the neighbors’ concerns but agreed the requested flexibilities align with city policy for development in the northwest area and with housing goals in the 2040 comprehensive plan. Commissioner Clancy moved for approval subject to the 11 staff conditions; the motion was seconded and passed 6–0 on roll call. The item will go to the City Council on Aug. 25, 2025.
