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14 <br />There are generally three types of subdivision actions that a City will consider. The simplest <br />is sometimes referred to as a “Minor Subdivision”. These actions usually involve no more <br />than two parcels, and may include lot combinations, lot line adjustments, and occasionally, <br />the splitting of one platted lot into two new parcels. This type of approval is typically not <br />applied to unplatted land due to the complicated legal descriptions that can result. The <br />County Recorder may reject subdivisions when the legal description is too long or complex. <br />In certain circumstances, where the subdivision is clear and simple, Minor Subdivisions are <br />eligible to be approved by the City staff, relieving the applicant of the procedural requirements <br />of Planning Commission and City Council review. <br />Minor Subdivisions are commonly permitted by what is referred to as a “Metes and Bounds” <br />certificate of survey. These surveys are prepared by registered surveyors, and include a map <br />of the property and a legal description that provides an exact description of the parcel or <br />parcels in question. The survey will usually show lot dimensions, existing buildings, and <br />existing easements that may exist on the property. <br />The second type of subdivision action is a “Registered Land Survey”. This is a legal method <br />of subdivision for registered property, also known as “Torrens” property. Torrens parcels are <br />registered with the County, and have had new registered title certificates prepared. These <br />are in contrast to the more common “Abstract” property, in which an abstract of the title to the <br />property exists that lists the chain of title back to its original conveyance (often from the <br />original United States government land grant). <br />The third type of subdivision is the Plat. Platting re-titles the subject property into new lots <br />and blocks, and eliminates previous underlying lot lines (it should be noted that easements <br />and streets need to be separately vacated). The platting process typically consists of a <br />Preliminary Plat and a Final Plat. In many instances, a City will ask for a sketch plan for <br />preliminary concept review, prior to a formal Preliminary Plat application. <br />An approved Preliminary Plat conveys specific rights to a property owner, and as such, <br />should be reviewed carefully. This stage of review will usually include a plat drawing showing <br />the layout of the subdivision; a grading and drainage plan that identifies the changes to the <br />existing grade and stormwater management impacts; a utility plan that provides for <br />preliminary sanitary sewer and water designs; a street plan that identifies the street profile; <br />and a landscaping plan that identifies new landscaping and erosion control planting in the <br />subdivision. <br />Minnesota courts have determined that the approval of a Preliminary Plat gives the developer <br />a reasonable expectation that he or she will be able to develop the property as proposed. It is <br />common for small adjustments to be made between the Preliminary Plat and the Final Plat, <br />but the City needs to make sure that it has addressed all of its major issues in its review and <br />approval of the Preliminary Plat. Because many Preliminary Plats get approved with a <br />number of technical conditions, it is usually a good idea to require that a revised and <br />corrected Preliminary Plat is submitted for City records and reference. <br />There are several issues to look for when reviewing new subdivision proposals: