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INTRODUCTION
<br />Washington County is but one of the land areas making up
<br />the Saint Paul -Minneapolis seven county Metropolitan Area.
<br />Its present land use character is varied—as in any area, but
<br />predominantly it is made of agricultural land units. Its
<br />proximity to the core of the metropolitan area suggests that
<br />with the forecasted expansion of population, the land use
<br />in Washington County will undergo a drastic change
<br />probably before the year 1985 and certainly before the
<br />year 2000. In regard to land use, the changes will be in the
<br />direction of smaller pieces of land for housing and
<br />commercial uses, and finally large scale commercial use
<br />such as sales, office, multiple dwelling or concentrated
<br />housing developments.
<br />During the course of such change, on a large or small scale,
<br />land holdings are divided into lots with provision for new
<br />streets and for the basic utilities such as power, telephone,
<br />water and sewer. This conversion of land into building sites
<br />is a process which requires careful regulation to ensure an
<br />attractive, efficient and safe community environment.
<br />Provision must also be made for possible future resub-
<br />division, for after the subdivision of a land parcel has been
<br />approved and buildings permitted, the same standards must
<br />be met by future resubdivision. The division, combination
<br />or resubdivision of land parcels are the first steps in shaping
<br />the physical character of a community and as such are
<br />important processes which should be subject to public
<br />regulation.
<br />Adequate, up-to-date Subdivision Regulations, as well as
<br />good administration and enforcement, are the tools to
<br />control the change in land use. These Subdivision Regula-
<br />tions must reflect the desires of the community as outlined
<br />in its Comprehensive Development Plan. Because the
<br />community's outlook will vary as an area progresses toward
<br />urbanization, both the Comprehensive Plan and Subdivision
<br />Regulations need periodic review. Finally, of course, the
<br />Zoning requirements outline the actual land area usuage
<br />controlled by the Subdivision Regulations within the
<br />framework of the Comprehensive Plan.
<br />Model Codes such as this provide a method whereby
<br />adjacent communities may adopt regulations which are not
<br />in severe conflict with one another. This avoids conflicts at
<br />community boundaries and promotes agreement through
<br />mutual understanding of each others' regulations. Adoption
<br />and utilization of the "Model Code" also simplifies the
<br />work of the individual community for the organization and
<br />basic framework, which has already been accomplished, is a
<br />complete package in the Model Code.
<br />WHY PLAT
<br />The land use pattern of Washington County is changing
<br />from an agricultural land use, which required large parcels
<br />of land, to an urban land use, requiring much smaller
<br />parcels. Land has been bought and sold using metes and
<br />bounds descriptions, but now with smaller parcels being
<br />bought and sold the practice of describing them by metes
<br />and bounds is no longer practical.
<br />Many metes and bounds descriptions, past and present,
<br />written by unqualified people do not properly describe
<br />conveyance of land. Overlaps and gaps have been created by
<br />these poor descriptions and can only be corrected by the
<br />courts. Descriptions based on a good boundary survey can
<br />be checked, therefore the record plat is a highly desirable
<br />instrument. The underlying description of the property to
<br />be platted can be adjusted or corrected, based on a
<br />boundary survey. The recorded plat then becomes a legal
<br />document denoting lots and blocks as the subdivision of the
<br />described tract of land. Clean, simple and accurate con-
<br />veyances can then be made and described as Lot, Block -Plat
<br />Name.
<br />The present platting system was established to provide a
<br />simple system for keeping records of the division and
<br />ownership of land. Minnesota Statutes give the registered
<br />land surveyor exclusive rights to prepare plats. The statutes
<br />also set minimum standards that the surveyor must meet,
<br />and regulate the plat itself, as to information required, size,
<br />number and kind. The reader is referred to the Minnesota
<br />Statutes, Chapter 505, for the complete requirements of a
<br />plat.
<br />HOW PLATTING IS ACCOMPLISHED
<br />Prior to the preparation of a plat, the subdividers or owners
<br />should meet with the planning commission, the engineer,
<br />the clerk or other appropriate officials in order to be made
<br />fully aware of all applicable ordinances, regulations, and
<br />plans in the area to be subdivided. At this time or at
<br />subsequent informal meeting, the subdivider should submit
<br />a general sketch plan of the proposed subdivision and
<br />preliminary proposals for the provision of water supply and
<br />waste disposal. The sketch plan can be presented in simple
<br />form but should show any zoning changes which would be
<br />required, and should show that consideration has been
<br />given to the relationship of the proposed subdivision to
<br />existing community facilities that would serve it, to
<br />neighboring subdivisions and development, and to the
<br />topography of the site. The subdivider is urged to avail
<br />himself of the advice and assistance of the planning
<br />commission at this point in order to save time and effort
<br />and facilitate the approval of the plat.
<br />The next step is for the subdivider to prepare a plan for the
<br />area to be subdivided. The plan is a very detailed drawing
<br />showing the proposed development and necessary accessory
<br />information. It contains more detail than is required on the
<br />plat and serves as the basis for the public hearing. It also
<br />serves as the master plan for a development where
<br />subdividing a piece of land is carried out stepwise, by a
<br />series of plats, where the first plat which is approved and
<br />recorded may be only part of the plan, and may later be
<br />followed by other plats, all in conformity with the plan. In
<br />view of the importance of the plan, it must be well
<br />prepared and will be subject to much scrutiny. The local
<br />planning commission is primarily concerned with the plan
<br />as a detailed map showing land division, use, and develop-
<br />ment.
<br />After the plan is approved, the subdivider will have his
<br />surveyor prepare a plat covering all or part of the land to be
<br />subdivided. The plat is a legal and surveying document
<br />designed primarily to record in the county offices the exact
<br />boundaries and location of parcels of land. Before the
<br />governing body will approve the plat, it will usually require
<br />the subdivider to agree to do certain things, such as pave
<br />streets. The governing body will make sure that all such
<br />matters are agreed to by the subdivider, and are covered as
<br />necessary by written contract, and by bond, before the plat
<br />is approved.
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