The Stearns County Planning Commission on a 3‑2 vote recommended approval of the Buffalo Ridge Estates, Third Edition, a 10.68‑acre, nine‑lot residential plat east of County Road 23 in Munson Township.

The commission’s staff report said the parcels meet R‑1 zoning minimums, septic sites were shown for each lot, no wetlands were identified, and a new 66‑foot dedicated public road is planned to access the lots from County Road 23. Staff recommended conditions including a recorded declaration protecting septic site locations, a subdivision agreement addressing road and stormwater construction and maintenance among the county, township and developer, showing septic locations on stormwater plans, a financial guarantee for site grading/erosion controls and a $1,000 parkland dedication fee per lot.

The plat drew several public speakers who urged the commission to consider the proximity to the City of Richmond and the potential long‑term costs to homeowners if sewer and water are later required. Richmond Mayor Jim Hemish told the commission he delivered a map to show the city has water mains and a lift station nearby and warned, “By allowing this development, [the] city would be cut off from going to the north for any future development.” Tim Poskowski, a Richmond resident, raised concerns about soil suitability and nitrate risks and said many prospective buyers prefer city water and sewer because of resale and health concerns.

Applicants’ representative Rod Gerken told the commission he had provided water tests for the first lot and that buyers are seeking one‑acre lots with wells and septic systems. Gerard Foote Perrigan, a Munson Township supervisor, said the township supports the addition and views it as local tax revenue and housing that serves people wanting a “country” lot.

Commission discussion focused on whether the plat fit the county’s comprehensive plan, especially its designation as a transitional area. Some commissioners said the location can be read as consistent with transitional‑area policies; others said more dialog should have happened between the city and township. Staff explained that a subdivision note would put future owners on notice that annexation is possible and that the notice would be recorded so it would appear on title searches.

The commission’s recommended approval carries several conditions as listed in the staff report; the planner clarified that final county board action will occur only after the applicant meets those conditions. Planning staff said there is no county‑level barrier to later annexation by a municipality.

The commission vote was recorded as a recommendation only; the plat will go to the County Board for final action after the listed conditions are satisfied.