--- ## author: Caryn Dunderi date: D:20260626114305-05'00' --- Regarding Public Hearings: Anyone interested in a scheduled public hearing is encouraged to attend and comment at the Public Hearing. If you are unable to attend and wish to comment, please provide written comment to the Planner, Austin Petersen at 12060 Sherburne Ave SE, Becker, MN 55308 or by email to apetersen@ci.becker.mn.us. Comments must be received by 4:30 p.m. the day of the scheduled Planning ## Commission Meeting ## City of Becker ## Planning ## Commission ## Becker City Hall Council Chambers ## 12060 Sherburne Avenue Monday, June 29, 2026 ## 6:00 PM 6:00 pm 1. Call Meeting to Order 2. Approval of Agenda 3. Approval of Minutes a. May 18, 2026 ## 4. Guests and Open Forum (Up to 5 speakers allowed for up to 3 minutes each – no Planning Commission response or action is given to open forum comments other than possible referral to City Staff) ## 5. Public Hearing – Preliminary Plat – Country Lumber One a. RES PC 26-09 ## 6. Final Plat – Country Lumber One a. RES PC 26-10 7. Other 8. Adjourn ## City of Becker ## Planning Commission Minutes of May 18, 2026 The Becker Planning Commission met at 6:00 p.m. on May 18, 2026, in Becker City Council Chambers at Becker City Hall located at 12060 Sherburne Avenue, Becker, Minnesota. ## MEMBERS PRESENT: Amy Stanger, Mike Doering, Justin Robinson ## ABSENT: Candice Hanson, Rick Hendrickson OTHERS PRESENT: Heather Smith – Accessibility Solutions, Steve Kuepers, Todd Olin, Scott Thompson, Jeff Putnam, Andy Rosendahl, Bradee Thompson, Bob Crane, Jacob Sanders – Community Development Director, Austin Petersen – Planner, Caryn Dunderi – Administrative Technician, Stanger called the meeting to order at 6:01 p.m. A motion was made by Doering/Robinson to adopt the agenda. ## AYE: Stanger, Doering, Robinson ## NAY: Motion Carried. A motion was made by Robinson/Doering to approve the minutes from April 27, 2026. ## AYE: Stanger, Doering, Robinson ## NAY: Motion Carried. ## GUESTS AND OPEN FORUM None. ## PUBLIC HEARING – PLANNED UNIT DEVELOPMENT CONDITIONAL USE PERMIT – ## EDGEWOOD VILLAGE Stanger opened the public hearing at 6:01 p.m. Petersen stated that staff received a complete application for a Planned Unit Development Conditional Use Permit (PUD CUP) from Land & Resource Consulting, Kuepers Land Development, Inc., True Blue Construction, EICHI, INC., and John McChesney for approximately 19.23 acres located south of Edgewood Boulevard. The proposed PUD would include 215 housing units consisting of apartment buildings, townhomes, row homes, and twin homes. Petersen explained that the PUD is necessary to establish the development’s dimensional design standards and zoning density. Todd Olin of Land & Resource Consulting said he had been working with city staff for several months to develop the project concept. Sanders reported that staff had not received any written comments regarding the proposed PUD CUP. He noted that a vegetative buffer consisting of various trees and plantings would be required between the proposed development and the existing businesses along the 1st Street corridor. Heather Smith, owner of Accessibility Solutions, expressed concern about potential liability for business owners adjacent to the development if children or pets were to wander onto their properties. Olin responded that the proposed vegetative buffer is intended to discourage pedestrian traffic by creating a dense, attractive barrier between the properties. Bob Crane, representing Haller Realty on the 1st Street corridor, stated that people currently use the company’s parking lot and property as a shortcut. He expressed support for the vegetative buffer, saying it would help reduce foot traffic and trespassing. Stanger asked for further discussion. Hearing no further discussion, a motion was made by Doering/Robinson to close the public hearing at 6:21 p.m. ## AYE: Stanger, Doering, Robinson ## NAY: Motion Carried. A motion was made by Doering/Robinson approving Resolution PC 26-07, a resolution recommending approval of the Planned Unit Development Conditional Use Permit for Edgewood Village. ## AYE: Stanger, Doering, Robinson ## NAY: Motion Carried. ## PUBLIC HEARING – PRELIMINARY PLAT OF EDGEWOOD VILLAGE Stanger opened the public hearing at 6:24 p.m. Petersen also stated that a complete application for a preliminary plat, to be known as Edgewood Village, had been submitted by Land & Resource Consulting, Kuepers Land Development, Inc., True Blue Construction, EICHI, INC., and John McChesney. He noted that several conditions must be met before final approval, including: • An Environmental Assessment Worksheet (EAW) must be reviewed and approved by the City. • The final plat must be recorded within one year of preliminary plat approval. • If Tax Increment Financing (TIF) approval is not obtained from the City Council and one of the developers choose not to proceed with the project, the preliminary plat approval shall become null and void. Stanger asked for further discussion. Hearing no further discussion, a motion was made by Doering/Robinson to close the public hearing at 6:26 p.m. ## AYE: Stanger, Doering, Robinson ## NAY: Motion Carried. A motion was made by Doering/Robinson approving Resolution PC 26-08, a resolution recommending approval of the Preliminary Plat for Edgewood Village. ## AYE: Stanger, Doering, Robinson ## NAY: Motion Carried. ## OTHER Petersen reported that staff has sent a purchase agreement to B&B Industries for review. The company is interested in purchasing approximately 5.75 acres of city-owned industrial property for a wrecker assembly business. Sanders added that the purchase agreement includes a condition requiring an easement on the property for the placement of an industrial park sign. Motion to adjourn by Doering/Robinson. ## AYE: Stanger, Doering, Robinson ## NAY: Motion Carried. Meeting adjourned at 6:43 p.m. ________________________ ## Submitted by: Caryn Dunderi ## 1 | Country Lumber One Preliminary and Final Plat June 29, 2026 ## Request for Planning Commission Action ## TO: Planning Commission ## FROM: Jacob Sanders, Community Development Director ## Austin Petersen, Associate Planner ## SUBJECT: Country Lumber One Preliminary and Final Plat ## Background The City of Becker received complete applications from Dave Jurek (applicant, representing Widseth) and Shooter Fredrickson (owner of Country Lumber, Inc.) for a Preliminary Plat and Final Plat for a subdivision to be known as Country Lumber One (see Exhibits A & B for drawings). The proposal would subdivide the property—6.47 acres in total, including rights-of -way and outlots—into three lots. The site is located along Bank Street SE and U.S. Highway 10 (see Figure 1.1 below). The public hearing notice was duly published and mailed to all property owners within 350 feet of the subject property in accordance with the requirements of the City of Becker Unified Development Ordinance. ## Figure 1.1 – Subdivision Boundary ## 2 | Country Lumber One Preliminary and Final Plat ## KEY ISSUES • Title Issues - Due to the age of the underlying properties, several unique title issues have emerged. A process for resolving these issues has been identified; however, some remaining title components still need to be finalized. To ensure continued progress on the subdivision process—and in accordance with the City Attorney’s recommendation—a condition has been added to the preliminary and final plat resolutions requiring the applicant to provide evidence of clean and clear title to the City, to the satisfaction of the City Attorney, before the City will sign the final plat. • Outside Agency Review - Highway 10 is directly adjacent to the plat boundaries. Statute requires that the plat be provided to MnDOT for their review and comments. Staff provided the plat to MnDOW and received the following comment from Tom Cruikshank, Principal Planner for MnDOT District 3: “I don’t see any issues or have any questions with the plat. Looks like a great opportunity to redevelop the property. We would like to review any site plans for future development since they would abut the Hwy 10 ROW. But in the meantime if you need anything else feel free to reach out.”. A condition has been added to the resolutions requiring that any future plans submitted for development of the property within the plat boundaries must be reviewed and approved by MnDOT. • Utilities and Easements- There are several large utility easements on the northwest and southeast portions of the subdivision (see Figure 1.2 and 1.3). Large industrial utility lines that go under US Highway 10 are within these easements, so the easements need to remain in perpetuity. Additionally, conditions have been added to the plat resolutions requiring drainage and utility easements be dedicated where required under the subdivision ordinance. ## Figure 1.2 – Southeastern Utility Easement ## 3 | Country Lumber One Preliminary and Final Plat ## Figure 1.3 – Northwestern Utility Easement • Existing Buildings – Two existing storage buildings are located within the area where the proposed lot line between Lot 1 and Lot 2 would be established (see Figure 1.4). Approval of the plat would render both properties non-conforming because the buildings would no longer meet required setbacks. Staff discussed this matter with the applicant, who then consulted with the property owner. As noted on the preliminary plat, the owner will be removing the buildings. Staff spoke directly with the owner, who indicated the building nearest Bank Street would start to be demolished sometime at the beginning of this July with the other building to follow in August or September of this year. To meet the city’s legal requirements, staff recommend adding the condition below to the plat resolution. o All existing storage buildings located across the proposed lot line between Lot 1 and Lot 2, as shown in Figure 1.1, must be removed prior to the sale of either lot or prior to the issuance of any building permit for either lot, whichever occurs first. The buildings may remain temporarily only for storage of materials associated with contracts in effect as of the date of this resolution and shall be fully removed no later than September 30, 2026. ## Figure 1.4 – Existing Building Exhibit w/proposed Property Line ## 4 | Country Lumber One Preliminary and Final Plat ## Staff Recommendations/Requests: 1) Open public hearing for the Preliminary Plat for Country Lumber One. 2) Close the public hearing. 3) Motion and a second approving Resolution PC 26-09 recommending approval of the Preliminary Plat for Country Lumber One subject to the conditions of approval stated in the resolution text. 4) Motion and a second approving Resolution PC 26-10 recommending approval of the Final Plat for Country Lumber One subject to the conditions of approval stated in the resolution text. 5) Table for more information. 7 ## Bank Street ## D62A 1 2 ## OUTLOT A ## OUTLOT AA ## Bank Street ∆ 3 ## 3A ## TEL: 763-262-8822 FAX: 763-262-884413076 FIRST STREET, BECKER, MN 55308-9322 ## OUTLOT AA ## OUTLOT A ## 3A ## D62A ## Sherburne County, MN ## VICINITY MAP Sec . 6 , Twp. 33, Rng. 28 & 3 31 ## SITE 6 Sec . 31 , Twp. 34, Rng. 28 ## Exhibit A ## RESOLUTION PC 26-09 ## A RESOLUTION RECOMMENDING APPROVAL OF THE PRELIMINARY PLAT ## FOR COUNTRY LUMBER ONE ## WHEREAS, Dave Jurek ("Applicant"), representing Widseth, and Shooter Fredrickson, owner of Country Lumber, Inc. ("Owner"), have submitted an application to the City of Becker (“City”) for a preliminary plat (“Plat”) for a subdivision to be known as Country Lumber One; and, WHEREAS, the subject property (“Property”) is legally described as: ## ABSTRACT Lots 3, 4, 5, 6, 7 and 8, all in Block 4 of OAK VIEW ESTATES, according to the recorded plat thereof on file and of record in the office of the County Recorder in and for Sherburne County, Minnesota; together with that part of vacated service road and that of vacated Pine View Drive and Oak View Avenue accruing thereto. ## AND Lot 5, Block 5, of Oak View Estates, according to the plat and survey thereof on file and of record in the office of the County Recorder in and for Sherburne County, Minnesota; together with those parts of vacated Pine View Drive, Service Road and River Street accruing thereto; except that part thereof lying within Tract A of Registered Land Survey No. 14. ## AND That part of the Southwest Quarter of the Southeast Quarter of Section 31, Township 34, Range 28, Sherburne County, Minnesota, lying southerly of the southerly line of OAK VIEW ESTATES, according to the recorded plat thereof, and lying northeasterly of the southeasterly extension of the southwesterly line of vacated Service Road in Block 4, said OAK VIEW ESTATES; said line also being the northeasterly right-of-way line of U.S. Highway 10 and Minnesota T.H. No. 25. ## TORRENS That part of the Northeast Quarter of Section 6, Township 33, Range 28, Sherburne County, Minnesota, lying southwesterly of Registered Land Survey No. 14 and that part of vacated Riley Avenue along said Registered Land Survey No. 14 and lying northeasterly of the northwesterly extension of the most southwesterly lines of Tract A and B of said Registered Land Survey No. 14. WHEREAS, the subject Property is currently zoned Mixed-Use Development (MXD) and guided for mixed-use development under the City of Becker Comprehensive Plan; and, WHEREAS, the Applicant has submitted all application materials in accordance with all requirements under the City of Becker Unified Development Ordinance and Minnesota Statutes Chapter 462; and, WHEREAS, the Preliminary Plat of Country Lumber One proposes to subdivide multiple parcels totaling approximately 6.47 acres, including rights-of-way and outlots, into three (3) new lots, located along Bank Street SE and U.S. Highway 10; and, ## Resolution PC 26-09 Page 2 WHEREAS, the subject property is directly adjacent to U.S. Highway 10 (Minnesota T.H. No. 25), and pursuant to Minnesota Statutes § 505.03, the Plat was provided to the Minnesota Department of Transportation (MnDOT) District 3 for review; and, WHEREAS, MnDOT District 3 Principal Planner Tom Cruikshank has reviewed the Plat and indicated no issues with the Plat itself, however, he indicated that MnDOT would like to review any site plans for future development abutting the Highway 10 right-of-way; and, WHEREAS, a public hearing was duly held on June 29, 2026 in the City Council Chambers, Becker City Hall, 12060 Sherburne Ave, Becker, MN 55308, at which time all parties were given the opportunity to be heard; and, WHEREAS, notice of the time, date, place, and purpose of the aforementioned hearing was duly given as required by statute; and, WHEREAS, the Becker Planning Commission has reviewed the preliminary plat request; and, WHEREAS, the City of Becker Planning Commission finds that the Plat and resulting lots, as conditioned herein, are in accordance with established findings in Article I Zoning, Section 1.13 of the Unified Development Ordinance which findings are that the Plat: • Is consistent with the City of Becker Comprehensive Plan. The subject property is guided for mixed-use development under the City of Becker Comprehensive Plan. The proposed three-lot commercial subdivision is consistent with this designation. • Is compatible with the geographical area involved. The subject property is located along Bank Street SE and U.S. Highway 10, an established commercial and highway corridor. The proposed subdivision is appropriate for this geographical area. • Is compatible with the character of the surrounding area. As conditioned, the proposed commercial subdivision will not alter the character of the surrounding area, which is commercial and mixed-use in nature. • Provides adequate access to existing or proposed municipal utilities with sufficient capacity for the intended use. The subject property will be served by municipal water, sanitary sewer, and stormwater systems as reviewed and approved by the City Engineer. A condition has been added requiring utilities to be provided to each of the lots at the time they are developed. • Will not tend to or actually depreciate the surrounding area. The proposed subdivision facilitates redevelopment of an existing commercial site along a state highway corridor. It is not anticipated that the subdivision will depreciate the surrounding area. • Will not impose an undue financial burden on the City of Becker. The applicant is responsible for all costs associated with the subdivision and any required improvements. The City will not face undue financial burden as a result of this approval. • Will not impair an adequate supply of light and air to adjacent property. The proposed commercial subdivision will not impair adequate supplies of light and air to adjacent properties. • Will not unreasonably increase the congestion in the public right-of-way. Traffic generated will be consistent with commercial development along U.S. Highway 10. Accesses for the lots will be provided via Bank Street SE. Code requires that there shall be no direct access to major arterial and/or collector streets from individual lots. If a ## Resolution PC 26-09 Page 3 proposed parcel of a plat is adjacent to a freeway, arterial, or collector street a landscape buffer must be installed to block lots from the street. • Will not increase the danger of fire or endanger the public safety. As conditioned, the development will comply with all applicable fire and public safety requirements. • The request is consistent with the spirit and intent of Article I. As conditioned, the proposed subdivision meets the intent of the Unified Development Ordinance by meeting all applicable standards and complying with land use zoning regulations. THEREFORE, BE IT RESOLVED that the City of Becker Planning Commission hereby adopts the following Findings of Fact, as required by UDO Article I Zoning, Section 1.13: • The Plat, as conditioned herein, is consistent with the construction standards, design standards, and other requirements set forth by the City's Unified Development Ordinance. • The physical characteristics of the site, and area surrounding the site, including but not limited to topography, erosion, flooding potential, soil limitations, and overall suitability for the type of development or use proposed. The site is located within an established commercial area adjacent to U.S. Highway 10. As conditioned, the Plat will meet this finding. • The proposed development is consistent with the City's Comprehensive Land Use Plan. The Future Land Use designation for this area is mixed-use. The proposed three-lot commercial subdivision is consistent with this designation. • The City will not face unnecessary interrupted use of public roadways, facilities, or property for an unspecified amount of time due to development the City is not ready for. Any interruption to roadways or facilities will be handled through proper channels including right-of-way permits and building permits, as conditioned in this resolution. Off site parking in accordance with the requirements of the unified development ordinance is required for all future development proposals. • The subdivision will not prohibit the orderly growth of the surrounding areas or the City as a whole. The proposed subdivision facilitates the orderly redevelopment of an existing commercial property along a United States highway corridor. • The Plat will be developed per the construction and development standards that have been set within the City. As conditioned, all plans are required to be reviewed and approved by City Staff and the City Engineer to ensure that development standards are being met prior to recording of the final plat. • The subdivision will not create a negative fiscal or environmental impact upon the City. The proposed subdivision will not create a negative fiscal or environmental impact upon the City. If environmental reviews are required under statute for specific projects, those would be completed in accordance with state regulations. • The City will not face undue financial hardship due to the development in question. The proposed subdivision will not create a negative fiscal impact upon the City. All improvements to the lots must be provided by the developer / property owner. ## Resolution PC 26-09 Page 4 NOW THEREFORE BE IT FURTHER RESOLVED, that the Becker Planning Commission, based on the findings put forth in this resolution, hereby recommends approval of the Plat request for Country Lumber One subject to the following conditions: 1. No work shall commence on properties within the Plat until all necessary City, State, and Federal permits and approvals are obtained. 2. All future developments within the Plat must submit civil engineering plans to the City in a format acceptable to the City Engineer and City Staff. These plans must include, at a minimum, parking plans, lighting plans, grading plans; soil erosion and sediment control plans; landscaping plans; and stormwater management plans and modeling documents, along with any additional information required by the City Engineer or City Staff. All such plans must be reviewed and approved by the City Engineer and City Staff before any building permits are issued or any construction activity may begin. 3. City sewer and water stubs and services must be installed and provided to each lot within the Plat. The sewer and water service installation must be part of the scope of submitted plans for any future building permit. All permits required to complete this work— including, but not limited to, building permits and right-of-way permits—must be obtained as part of the building permit process. Said permits must be approved by the city prior to the start of any construction activity. In addition, any agreements deemed necessary by City Staff or the City Engineer to complete the utility work must be fully executed before construction activities may begin on any lot within the Plat. 4. To ensure safe access to and throughout the Plat, including parking and circulation, any required improvements as requested by City Staff, including the City Engineer, must be completed. 5. There must be no direct access to major arterial and/or collector streets from individual lots. 6. A landscape buffer must be installed to block lots from the street. Plans for said buffer must be submitted to and reviewed and approved by City Staff prior to issuance of a building permit. 7. All comments and conditions of the City Engineer must be addressed to the satisfaction of the City Engineer prior to recording of the final plat. 8. All required easements and rights-of-way shall be dedicated as shown on the preliminary Plat. 9. The final plat must be recorded within one (1) year of the date of its approval by City Council. If the final plat is not recorded within one (1) year of the date of its approval, a new preliminary and final plat shall be required. 10. Any required changes as noted by City Staff and the City Engineer must be incorporated into the Plat drawings prior to recording of the final plat at Sherburne County. 11. All required drainage and utility easements shall be maintained in perpetuity and shall be shown on the Plat as required by City Staff and City Engineer. Drainage and utility easements that must be dedicated include easements of 10 feet in width dedicated along the entire perimeter of the Plat boundary. Additionally, 10-foot drainage and utility easements, centered on each lot line, must be dedicated along all internal lot lines within the Plat. Easements shall also be provided along each side of any watercourse to establish a storm sewer, drainage, or floodway right-of-way. Its boundaries shall conform substantially with the centerline alignment of such water course. 12. An additional ten (10) foot drainage and utility easement shall be granted on either side of all rights-of-way within the boundaries of a subdivision. ## Resolution PC 26-09 Page 5 13. Any topsoil and vegetation disturbed or destroyed during or after any future construction must be replaced or replanted to minimize soil erosion. 14. Silt fences, sod logs, or other erosion and control measures must be used during development and construction. 15. During and after construction, slopes shall be protected from erosion by quick establishment of vegetative cover, benches, terraced, mulches, or other proper protection devices or practices. Stands of existing vegetation adequate to control erosion must be preserved wherever possible at the discretion of the Zoning Administrator and City Engineer. 16. Any reclamation or filling must be approved by the Zoning Administrator. 17. Due to the property’s adjacency to U.S. Highway 10 (Minnesota T.H. No. 25), all future site plans for development of any property within the Plat boundaries that abuts the Highway 10 right-of-way must be submitted to the Minnesota Department of Transportation (MnDOT) for review and approval prior to the issuance of any building permits for such development. The applicant shall provide written confirmation of MnDOT review, and any conditions or requirements imposed by MnDOT to the City prior to proceeding with development. 18. The applicant must provide evidence of clean and clear title of the Property to the City. Said evidence must be provided to the satisfaction of the City Attorney, before the City signs the final plat. 19. The City Attorney may make any necessary changes to this resolution as to form. 20. Parkland dedication will be required to be paid to the City by the developer of any lot in the Plat at the time of building permit issuance in accordance with the Unified Development Ordinance dedication formulas in effect at the time of permit application. 21. All existing storage buildings located across the proposed lot line between Lot 1 and Lot 2, as shown in Figure 1.1, must be removed prior to the sale of either lot or prior to the issuance of any building permit for either lot, whichever occurs first. The buildings may remain temporarily only for storage of materials associated with contracts in effect as of the date of this resolution and shall be fully removed no later than September 30, 2026. ## Figure 1.1 – Existing Building Exhibit w/proposed Property Line ## Resolution PC 26-09 Page 6 Candice Hanson __________ Amy Stanger __________ Justin Robinson Mike Doering __________ ## Rick Hendrickson _________ Whereupon said resolution was declared duly adopted by the Becker Planning Commission on the 29 th day of June 2026. ## Attest: _________________________________ ## Amy Stanger, Chairperson _____________________________ ## Jacob Sanders, Community Development Director Drafted by: ## Austin Petersen, Associate Planner ## 12060 Sherburne Ave SE ## Becker, MN 55308 Exhibit % 7 ## Bank Street 1 2 ## 3A ## OUTLOT A ∆ ## Bank Street 3 ## OUTLOT ## AA ## Sherburne County, MN ## VICINITY MAP Sec . 6 , Twp. 33, Rng. 28 & 31 ## SITE 6 Sec . 31 , Twp. 34, Rng. 28 ## OUTLOT AA ## OUTLOT A ## 3A 3 ## RESOLUTION PC 26-10 ## A RESOLUTION RECOMMENDING APPROVAL OF THE FINAL PLAT ## FOR COUNTRY LUMBER ONE ## WHEREAS, Dave Jurek ("Applicant"), representing Widseth, and Shooter Fredrickson, owner of Country Lumber, Inc. ("Owner"), have submitted an application to the City of Becker (“City”) for a final plat (“Plat”) for a subdivision to be known as Country Lumber One; and, WHEREAS, the subject property (“Property”) is legally described as: ## ABSTRACT Lots 3, 4, 5, 6, 7 and 8, all in Block 4 of OAK VIEW ESTATES, according to the recorded plat thereof on file and of record in the office of the County Recorder in and for Sherburne County, Minnesota; together with that part of vacated service road and that of vacated Pine View Drive and Oak View Avenue accruing thereto. ## AND Lot 5, Block 5, of Oak View Estates, according to the plat and survey thereof on file and of record in the office of the County Recorder in and for Sherburne County, Minnesota; together with those parts of vacated Pine View Drive, Service Road and River Street accruing thereto; except that part thereof lying within Tract A of Registered Land Survey No. 14. ## AND That part of the Southwest Quarter of the Southeast Quarter of Section 31, Township 34, Range 28, Sherburne County, Minnesota, lying southerly of the southerly line of OAK VIEW ESTATES, according to the recorded plat thereof, and lying northeasterly of the southeasterly extension of the southwesterly line of vacated Service Road in Block 4, said OAK VIEW ESTATES; said line also being the northeasterly right-of-way line of U.S. Highway 10 and Minnesota T.H. No. 25. ## TORRENS That part of the Northeast Quarter of Section 6, Township 33, Range 28, Sherburne County, Minnesota, lying southwesterly of Registered Land Survey No. 14 and that part of vacated Riley Avenue along said Registered Land Survey No. 14 and lying northeasterly of the northwesterly extension of the most southwesterly lines of Tract A and B of said Registered Land Survey No. 14. WHEREAS, the subject Property is currently zoned Mixed-Use Development (MXD) and guided for mixed-use development under the City of Becker Comprehensive Plan; and, WHEREAS, the Applicant has submitted all application materials in accordance with all requirements under the City of Becker Unified Development Ordinance and Minnesota Statutes Chapter 462; and, WHEREAS, the Plat of Country Lumber One proposes to subdivide multiple parcels totaling approximately 6.47 acres, including rights-of-way and outlots, into three (3) new lots, located ## along Bank Street SE and U.S. Highway 10; and, ## Resolution PC 26-10 Page 2 WHEREAS, the subject property is directly adjacent to U.S. Highway 10 (Minnesota T.H. No. 25), and pursuant to Minnesota Statutes § 505.03, the Plat was provided to the Minnesota Department of Transportation (MnDOT) District 3 for review; and, WHEREAS, MnDOT District 3 Principal Planner Tom Cruikshank has reviewed the Plat and indicated no issues with the Plat itself, however, he indicated that MnDOT would like to review any site plans for future development abutting the Highway 10 right-of-way; and, WHEREAS, a public hearing was duly held on the Preliminary Plat on June 29, 2026 in the City Council Chambers, Becker City Hall, 12060 Sherburne Ave, Becker, MN 55308, at which time all parties were given the opportunity to be heard; and, WHEREAS, notice of the time, date, place, and purpose of the aforementioned hearing was duly given as required by statute; and, WHEREAS, the Becker Planning Commission has reviewed the Plat request; and, WHEREAS, the City of Becker Planning Commission finds that the Plat and resulting lots, as conditioned herein, are in accordance with established findings in Article I Zoning, Section 1.13 of the Unified Development Ordinance which findings are that the Plat: • Is consistent with the City of Becker Comprehensive Plan. The subject property is guided for mixed-use development under the City of Becker Comprehensive Plan. The proposed three-lot commercial subdivision is consistent with this designation. • Is compatible with the geographical area involved. The subject property is located along Bank Street SE and U.S. Highway 10, an established commercial and highway corridor. The proposed subdivision is appropriate for this geographical area. • Is compatible with the character of the surrounding area. As conditioned, the proposed commercial subdivision will not alter the character of the surrounding area, which is commercial and mixed-use in nature. • Provides adequate access to existing or proposed municipal utilities with sufficient capacity for the intended use. The subject property will be served by municipal water, sanitary sewer, and stormwater systems as reviewed and approved by the City Engineer. A condition has been added requiring utilities to be provided to each of the lots at the time they are developed. • Will not tend to or actually depreciate the surrounding area. The proposed subdivision facilitates redevelopment of an existing commercial site along a state highway corridor. It is not anticipated that the subdivision will depreciate the surrounding area. • Will not impose an undue financial burden on the City of Becker. The applicant is responsible for all costs associated with the subdivision and any required improvements. The City will not face undue financial burden as a result of this approval. • Will not impair an adequate supply of light and air to adjacent property. The proposed commercial subdivision will not impair adequate supplies of light and air to adjacent properties. • Will not unreasonably increase the congestion in the public right-of-way. Traffic generated will be consistent with commercial development along U.S. Highway 10. Accesses for the lots will be provided via Bank Street SE. Code requires that there shall be no direct access to major arterial and/or collector streets from individual lots. If a ## Resolution PC 26-10 Page 3 proposed parcel of a plat is adjacent to a freeway, arterial, or collector street a landscape buffer must be installed to block lots from the street. • Will not increase the danger of fire or endanger the public safety. As conditioned, the development will comply with all applicable fire and public safety requirements. • The request is consistent with the spirit and intent of Article I. As conditioned, the proposed subdivision meets the intent of the Unified Development Ordinance by meeting all applicable standards and complying with land use zoning regulations. THEREFORE, BE IT RESOLVED that the City of Becker Planning Commission hereby adopts the following Findings of Fact, as required by UDO Article I Zoning, Section 1.13: • The Plat, as conditioned herein, is consistent with the construction standards, design standards, and other requirements set forth by the City's Unified Development Ordinance. • The physical characteristics of the site, and area surrounding the site, including but not limited to topography, erosion, flooding potential, soil limitations, and overall suitability for the type of development or use proposed. The site is located within an established commercial area adjacent to U.S. Highway 10. As conditioned, the Plat will meet this finding. • The proposed development is consistent with the City's Comprehensive Land Use Plan. The Future Land Use designation for this area is mixed-use. The proposed three-lot commercial subdivision is consistent with this designation. • The City will not face unnecessary interrupted use of public roadways, facilities, or property for an unspecified amount of time due to development the City is not ready for. Any interruption to roadways or facilities will be handled through proper channels including right-of-way permits and building permits, as conditioned in this resolution. Off site parking in accordance with the requirements of the unified development ordinance is required for all future development proposals. • The subdivision will not prohibit the orderly growth of the surrounding areas or the City as a whole. The proposed subdivision facilitates the orderly redevelopment of an existing commercial property along a United States highway corridor. • The Plat will be developed per the construction and development standards that have been set within the City. As conditioned, all plans are required to be reviewed and approved by City Staff and the City Engineer to ensure that development standards are being met prior to recording of the Plat. • The subdivision will not create a negative fiscal or environmental impact upon the City. The proposed subdivision will not create a negative fiscal or environmental impact upon the City. If environmental reviews are required under statute for specific projects, those would be completed in accordance with state regulations. • The City will not face undue financial hardship due to the development in question. The proposed subdivision will not create a negative fiscal impact upon the City. All improvements to the lots must be provided by the developer / property owner. ## Resolution PC 26-10 Page 4 NOW THEREFORE BE IT FURTHER RESOLVED, that the Becker Planning Commission, based on the findings put forth in this resolution, hereby recommends approval of the Plat request for Country Lumber One subject to the following conditions: 1. No work shall commence on properties within the Plat until all necessary City, State, and Federal permits and approvals are obtained. 2. All future developments within the Plat must submit civil engineering plans to the City in a format acceptable to the City Engineer and City Staff. These plans must include, at a minimum, parking plans, lighting plans, grading plans; soil erosion and sediment control plans; landscaping plans; and stormwater management plans and modeling documents, along with any additional information required by the City Engineer or City Staff. All such plans must be reviewed and approved by the City Engineer and City Staff before any building permits are issued or any construction activity may begin. 3. City sewer and water stubs and services must be installed and provided to each lot within the Plat. The sewer and water installation must be part of the scope of submitted plans for any future building permit. All permits required to complete this work—including, but not limited to, building permits and right-of-way permits—must be obtained as part of the building permit process. Said permits must be approved by the city prior to the start of any construction activity. In addition, any agreements deemed necessary by City Staff or the City Engineer to complete the utility work must be fully executed before construction activities may begin on any lot within the Plat. 4. To ensure safe access to and throughout the Plat, including parking and circulation, any required improvements as requested by City Staff, including the City Engineer, must be completed. 5. There must be no direct access to major arterial and/or collector streets from individual lots. 6. A landscape buffer must be installed to block lots from the street. Plans for said buffer must be submitted to and reviewed and approved by City Staff prior to issuance of a building permit. 7. All comments and conditions of the City Engineer must be addressed to the satisfaction of the City Engineer prior to recording of the Plat. 8. All required easements and rights-of-way shall be dedicated as shown on the Plat. 9. The Plat must be recorded within one (1) year of the date of its approval by City Council. If the Plat is not recorded within one (1) year of the date of its approval, a new preliminary and final plat shall be required. 10. Any required changes as noted by City Staff and the City Engineer must be incorporated into the Plat drawings prior to recording of the Plat at Sherburne County. 11. All required drainage and utility easements shall be maintained in perpetuity and shall be shown on the Plat as required by City Staff and City Engineer. Drainage and utility easements that must be dedicated include easements of 10 feet in width dedicated along the entire perimeter of the Plat boundary. Additionally, 10-foot drainage and utility easements, centered on each lot line, must be dedicated along all internal lot lines within the Plat. Easements shall also be provided along each side of any watercourse to establish a storm sewer, drainage, or floodway right-of-way. Its boundaries shall conform substantially with the centerline alignment of such water course. 12. An additional ten (10) foot drainage and utility easement shall be granted on either side of all rights-of-way within the boundaries of a subdivision. ## Resolution PC 26-10 Page 5 13. Any topsoil and vegetation disturbed or destroyed during or after any future construction must be replaced or replanted to minimize soil erosion. 14. Silt fences, sod logs, or other erosion and control measures must be used during development and construction. 15. During and after construction, slopes shall be protected from erosion by quick establishment of vegetative cover, benches, terraced, mulches, or other proper protection devices or practices. Stands of existing vegetation adequate to control erosion must be preserved wherever possible at the discretion of the Zoning Administrator and City Engineer. 16. Any reclamation or filling must be approved by the Zoning Administrator. 17. Due to the property’s adjacency to U.S. Highway 10 (Minnesota T.H. No. 25), all future site plans for development of any property within the Plat boundaries that abuts the Highway 10 right-of-way must be submitted to the Minnesota Department of Transportation (MnDOT) for review and approval prior to the issuance of any building permits for such development. The applicant shall provide written confirmation of MnDOT review, and any conditions or requirements imposed by MnDOT to the City prior to proceeding with development. 18. The applicant must provide evidence of clean and clear title of the Property to the City. Said evidence must be provided to the satisfaction of the City Attorney, before the City signs the Plat. 19. The City Attorney may make any necessary changes to this resolution as to form. 20. Parkland dedication will be required to be paid to the City by the developer of any lot in the Plat at the time of building permit issuance in accordance with the Unified Development Ordinance dedication formulas in effect at the time of permit application. 21. All existing storage buildings located across the proposed lot line between Lot 1 and Lot 2, as shown in Figure 1.1, must be removed prior to the sale of either lot or prior to the issuance of any building permit for either lot, whichever occurs first. The buildings may remain temporarily only for storage of materials associated with contracts in effect as of the date of this resolution and shall be fully removed no later than September 30, 2026. ## Figure 1.1 – Existing Building Exhibit w/proposed Property Line ## Resolution PC 26-10 Page 6 Candice Hanson __________ Amy Stanger __________ Justin Robinson Mike Doering __________ ## Rick Hendrickson _________ Whereupon said resolution was declared duly adopted by the Becker Planning Commission on the 29 th day of June 2026. ## Attest: _________________________________ ## Amy Stanger, Chairperson _____________________________ ## Jacob Sanders, Community Development Director Drafted by: ## Austin Petersen, Associate Planner ## 12060 Sherburne Ave SE ## Becker, MN 55308