After heated public hearing, Stearns County OKs Buffalo Ridge Estates Third Edition plat 3‑1

The Stearns County Board of Commissioners approved the final plat for Buffalo Ridge Estates Third Edition after a contested public hearing that drew township officials, the City of Richmond mayor and nearby residents concerned about water, septic systems and future annexation.

The board initially split on the plat, producing a 2‑2 tie on a motion to approve. Commissioners then voted to reconsider; after reconsideration the board voted 3‑1 to approve the plat.

County planning staff (Angie Berg and Shelly Benson, Environmental Services) told the board the proposed plat meets the county’s subdivision‑ordinance requirements for lot size, lot width, septic suitability and stormwater. Staff also reported they and the developer met with Munson Township and the City of Richmond after the board’s September meeting and that city and township representatives agreed to improve their interjurisdictional communications. Staff said the county would change its process so preliminary plats come to the board earlier in the process to avoid similar late‑stage disputes.

Speakers at the public hearing raised several concerns: Munson Township members said they were not invited to the city’s comprehensive‑plan process and felt sidelined; nearby property owners said existing lots along Seventh Street and Dutch Avenue are larger (two acres or more) and said one‑acre lots would be out of character for the area; the City of Richmond mayor, Jim Hamish, urged caution because the city’s wells draw from the same aquifer and warned of existing nitrate issues in the area.

Mayor Hamish said, “The only way the city can put services out in the township is by annexation first and then the services follow,” and described test results on a Jennings well that showed nitrates measured at 12.6 at one test point in the past. Several Township residents and the Richmond city councilman (Pat Evans) urged that if the property sits within a certain distance of city services the county should require connection to avoid adding septic systems over the aquifer.

Developer Rod Gerken, of A Plus Custom Homes, said he had tested a well on one lot and found nitrate levels acceptable and that modern septic systems are code‑compliant and designed not to contaminate wells. Gerken described the economics: he said lots sold without city sewer and water are less costly to buyers and that extending city infrastructure could add hundreds of thousands of dollars to project costs, making the homes unmarketable.

Commissioners discussed the role of county ordinances versus city/township planning. Commissioner Clark said the county’s decision is whether the plat meets the county standards; she and Commissioner Persky urged the city and township to negotiate annexation and service agreements before future projects reach the county.

Vote history in the meeting: a first motion to approve resulted in a 2‑2 tie (No action). The board then voted to reconsider the item; a subsequent motion to approve passed 3‑1. County staff told the board the applicants had signed an indefinite waiver of the statutory approval timeframe, which allowed the item to remain before the board without a mandatory automatic approval deadline during the discussion.

What the developers and public said in figures and examples: - Existing homes on the 20‑acre property: staff/dev speakers referenced about eight existing homes nearby; the developer said his addition would add nine wells and nine septic systems on the proposed one‑acre lots. - Developer pricing example (as stated by a public speaker): “in order for that this to happen with Richmond, the lot price to go like to 180,000. We're now as today, you can buy that same lot for 70,000 from me and put your own sewer and water on.”

Board direction: staff were asked to convene a follow‑up meeting that includes city and township planning representatives and county staff to pursue cooperative approaches (such as joint annexation agreements or financing options) for future development near municipal boundaries.

The plat was approved following the board’s reconsideration and 3‑1 final vote.