Source: http://www.ci.norfolk.ne.us/citycode/Chapters/Chapter%2023.htm
Timestamp: 2017-03-22 22:07:56
Document Index: 656793698

Matched Legal Cases: ['§ 23', '§ 23', '§ 23', '§ 11', '§ 1', '§ 2', '§ 1', '§ 2', '§ 11', '§ 1', '§ 2', '§ 1', '§ 1', '§ 1', '§ 14', '§ 1', '§ 23', '§ 23', '§ 11', '§ 3', '§ 25', '§ 1', '§ 11', '§ 1', '§ 1', '§ 11', '§ 2', '§ 2', '§ 1', '§ 1', '§ 1', '§ 2', '§ 3', '§ 4', '§ 11', '§ 2', '§ 11', '§ 1', '§ 1', '§ 12', '§ 23', '§ 11', '§ 1', '§ 11', '§ 11', '§ 11', '§ 2', '§ 11', '§ 1', '§ 1', '§ 11', '§ 2', '§ 2', '§ 23', '§ 3', '§ 3', '§ 23', '§ 4', '§ 23', '§ 5', '§ 4', '§ 3', '§ 14', '§ 11', '§ 11', '§ 11', '§ 11', '§ 11', '§ 11']

Phone: (402) 844-2000 Chapter 23
In General, §§ 23-1--23-15
Platting Procedures, §§ 23-16--23-35
Improvements, §§ 23-36--23-57
Sec. 23-1. Definitions. As used in this chapter, the
following terms shall have the meanings in this section prescribed:
Alley: A public or private right-of-way which affords
only a secondary means of access to abutting property from a street or road.
Block: A piece or parcel of land entirely
surrounded by public highways, streets, streams, railroad rights-of-way or
parks, etc., or a combination thereof.
Cul-de-sac: A vehicular turnaround which is located at
the closed end of a dead-end street or alley.
Design: The location of streets, alignment of
streets, grades, and widths of streets, alignment of easements, grades and
widths of easements, alignment and rights-of-way for drainage and sanitary
sewers, and the designation of minimum lot area, width and length.
Easement: A grant by the property owner to the public,
a corporation, or persons, of the use of a strip of land for specific purposes.
Final plat: A plan or map prepared in accordance with
the provisions of this regulation and those of any other applicable local
regulation, which plat is prepared to be placed on record in the office of the
recorder of deeds of the county.
Improvements: Street work and utilities that are to be
installed, or agreed to be installed, by the subdivider on the land to be used
for public or private use of the lot owners in the subdivision and local
neighborhood traffic, drainage needs, and other improvements, as a condition
precedent to the approval and acceptance of the final plat.
Lot: A portion of land in a subdivision or other
parcel of land, intended as a unit for transfer of ownership or for
Open space: An area of land or water or combination
thereof planned for passive or active recreation, but does not include areas
utilized for streets, alleys, driveways or private roads, off-street parking or
loading areas, or required front, rear or side yards.
Pedestrian way: A right-of-way dedicated to public use, which
cuts across a block to facilitate pedestrian access to adjacent streets and
Preliminary plat: A map made for the purpose of showing the
design of a proposed subdivision and the existing conditions in and around it;
this map need not be based on accurate or detailed final survey of the
Setback line or building
line: A line on a plat generally
parallel to the street right-of-way, indicating the minimum open space to be
provided between buildings or structures and the edge of the street
Street: A right-of-way, dedicated to the public use,
or a private right-of-way which provides principal vehicular and pedestrian
access to adjacent properties.
Subdivider: A person who causes land to be divided into
a subdivision for himself or for others.
Subdivision: The division of a lot, tract or parcel of land
into two (2) or more lots, plats, sites or other divisions of land of less than
ten (10) acres, including resubdivisions of land.
lot shall mean a privately owned and maintained parcel of ground located
within the right-of-way of a street upon which is located a sign identifying
Two-mile limit: The area within two (2) miles beyond and
adjacent to the city limits as delineated on the Extraterritorial Zoning
Jurisdiction Map of the city. Source: Code 1962, § 11-24-1; Ord. No. 2874, § 1, 6-2-80; Ord. No. 3429, § 2, 9-15-86; Ord. No. 3955, § 1, 5-17-93; Ord. No. 4070, § 2, 11-7-94
State law reference--Subdivision
defined, R.R.S. 1943, 19-921.
shall be considered to be the minimum requirements.
Any person who shall violate,
or who shall fail or neglect, or refuse to comply with any of the provisions of
this article, shall upon conviction, be deemed guilty of an offense.
All plans, plats or replats of
land hereafter laid out in building lots, and the streets, alleys or other
portions of the same intended to be dedicated for public use, or for the use of
purchasers or owners of the lots fronting thereon or adjacent thereto, and
plans and descriptions of all streets, alleys or public ways intended to be
deeded or dedicated for public use, or for the use of purchasers or owners of
the land fronting thereon or adjacent thereto, which is not intended to be
platted into lots or other designated tracts, shall be submitted to the
planning commission for their consideration and their recommendation shall then
be submitted to the mayor and council for their official consideration and
action, and no such plat, replat, dedication or deed of street or public way
shall be filed with the register of deeds as provided by law until such plat,
replat, dedication or deed shall have had endorsed thereon approval by the
planning commission and by mayor and council. Source: Code 1962, § 11-24-3
Sec. 23-16.1. Change of lot boundary without subdivision
plat thereof; enumerated; survey and plat approval required; deed of conveyance
required; fees.
(a) A proposed change in lot boundary may be approved without a subdivision plat
thereof under the following circumstances:
(1) If the change is solely for the purpose
of establishing or changing the boundary of a public way; or
(2) If the change consists of the division
of three (3) adjoining approved lots or platted lots being platted into two (2)
adjoining lots; or
(3) If the change is for the purpose of
making lawful the conveyance of a part of a lot, block, or tract of land which
would otherwise be noncomplying with this Code, so long as the boundary change
does not create or result in the creation of a noncomplying lot or lots; or
(4) If the boundary change consists of a
change between two (2) adjoining lots on one (1) or both of which is or are
situated, a building or buildings which do not comply with the minimum setback
requirements of this Code, where the purpose of the change is to effect, or
more nearly effect compliance with such setback requirements; provided, a
change of boundary as set forth above shall not be approved, unless the mayor
and city council shall find that the owner or owners of the lot or lots at the
time when construction of the building or buildings was commenced did not have
knowledge of the noncompliance, or of facts that should have put the owner or
owners on notice to inquire in regard thereto; or
(5) If the change is for the purpose of
would otherwise be noncomplying, where the acquisition or conveyance of such
part of a lot, block, or tract of land which would otherwise be noncomplying,
was made necessary by problems arising in the construction of a building on
adjoining property and where the mayor and city council find that the problems
arising in the construction of the building could not have been reasonably
anticipated before commencement of construction.
boundary change as set forth in subsections (a) above shall not become
effective until a survey and plat thereof made by a registered surveyor,
showing both the previous and proposed new boundaries and showing any
alternations, adjustments or removal in setback lines resulting from the lot
boundary change, is delivered to the city’s zoning official and approved by
said zoning official for those changes set forth in subsections (a)(1), (a)(2)
or (a)(3) above or by the mayor and city council for those changes set forth in
subsections (a)(4) and (a)(5) above, whichever is applicable. At the time
said survey and plat is delivered to the zoning official, a warranty or quit
claim deed and real estate transfer statement shall also be delivered to said
zoning official whereby the conveyance of the part of the lot, block, or tract
of land shall be completed upon its filing with the register of deeds. The zoning official shall, at the time of the delivery of the survey, plat and
warranty or quit claim deed, collect a filing fee for such boundary change as set forth in Section 2-5 of this Code plus the cost of the filing of the deed, including
any documentary stamp tax as required by law. Within ten (10) days after
approval of the same by the zoning official or mayor and city council, the
survey and plat and the warranty or quit claim deed shall be filed with the
register of deeds by the zoning official.
The survey, as
set forth above, shall be on eight and one-half (8½) by fourteen (14) inch
sheet(s) of paper; be drawn to a scale of not less than one (1) inch equals one
hundred (100) feet; show the direction north by an arrow; reflect all adjoining
streets, alleys, and public ways; show any existing buildings or structures on
the lot, block, or tract of land being changed; show the number of square feet
of all lots, blocks, or tracts of land, including the area of the parcel being
conveyed by the warranty or quit claim deed; show the setback lines that result
from any alteration or adjustment occasioned by the lot boundary change or note
on the lot boundary change the removal of any setback lines as part of the lot
boundary change; and refer to the specific subsection of this section that the
boundary change is being submitted under. Source: Ord. No. 3111, §§ 1-8, 12-6-82; Ord. No. 3209, § 2, 5-7-84; Ord. No. 3909, § 1, 11-16-92; Ord. No. 4652, § 1, 5-5-03; Ord. No. 4868, § 1, 1-17-06; Ord. No. 5135, § 14, 9-7-10
note--Ord. No.
3111, approved Dec. 6, 1982, did not specifically amend this Code; therefore,
inclusion of §§ 1--8 thereof as § 23-16.1, was at the editor’s discretion.
references--Buildings
and building regulations generally, Ch. 6; planning and development generally,
Ch. 19; streets and sidewalks, Ch. 22; lot subdivision, § 23-26 et seq.;
Any person whether as owner,
proprietor, or as the agent, attorney or representative of any owner or
proprietor of land, who shall plat or subdivide any tract of land within the
corporate limits, or within two (2) miles thereof, or who shall sell, transfer,
deed or convey, contract or agree to sell, transfer, or offer for sale any lot
or piece of ground in any addition or subdivision within the corporate limits,
or within two (2) miles thereof, without having first obtained the acceptance
and approval of the plat or map thereof by the planning commission and by the
mayor and council shall be deemed to be guilty of an offense and punishable
under the general penalty section of this Code. The offering for sale, contracting to sell or selling of each lot
or piece of ground, shall be taken and deemed a separate and distinct
offense. Source: Code 1962, § 11-24-9; Ord. No. 2874, § 3, 6-2-80; Ord. No. 3088, § 25, 9-7-82
reference--General
penalty, § 1-16.
preliminary plat, the subdivider shall contact the city staff to determine:
(3) Comprehensive plan requirements for major streets, land use,
parks, schools and public open spaces.
(4) Zoning requirements for the property in question and adjacent
(5) Special setback requirements for arterial, collector and
After reaching the preliminary
conclusions regarding the requirements for the proposed subdivision, the
subdivider may submit a preliminary plat together with any supplementary
information necessary to the secretary of the planning commission.
Fifteen (15) prints of a
preliminary plan of any proposed subdivision shall be made available to the
permits and codes bureau of the fire division prior to noon on Monday of the
week preceding the regular planning commission meeting date. The preliminary plat shall be drawn at a
scale no smaller than one hundred (100) feet to the inch on a sheet twenty-four
(24) inches by thirty-six (36) inches. The preliminary plat shall show or be accompanied by the following
(a) The proposed name of the subdivision and names of adjacent
(b) The names
of the owner and the engineer, surveyor, or landscape architect responsible for
the survey and design. Written evidence
such as deed(s) or title report by a registered land abstracter listing the
names of all owners of record and other persons who have an interest in, or any
encumbrance on the land to be platted. Persons initiating the plat who are not the record titleholders of the
property shall provide a consent form which is furnished with the subdivision
application agreeing to the platting and signed by all owners of record.
(c) The location of boundary lines and their relation to
established section lines or fractional section lines.
(d) The location and width of existing and proposed streets,
roads, lots, (approximate dimensions) and alleys, building line, easements,
parks, and other features of the proposed subdivision. The plan shall show the outline of adjacent
properties for a distance of at least one hundred (100) feet and how the
streets, alleys or highways in the proposed subdivision may connect with these
adjacent which are of record.
(e) Survey showing physical features of the property, including
watercourses, ravines, bridges, culverts, present structures and other features
of importance to lot and street layout. The approximate acreage of the property shall be indicated. Topography of the tract shall be shown on
the preliminary plan by means of contours of one-foot or two-foot intervals.
(g) Designation of the proposed uses of land within the
subdivision, whether for residential, commercial, industrial or public use,
such as parks and churches.
(h) Center line profiles of proposed streets may be required by
Approval of the preliminary
plat does not constitute acceptance of the subdivision, but is merely an
authorization to proceed with preparation of the final plat for record. No grading of streets, or construction shall
be done on the subdivision before the final plat is approved by the planning
commission and by the mayor and council, except by special permission of the
mayor and city council. The approval of
the preliminary plat shall be in effect for an indefinite period of time,
except the planning commission may, after a minimum of time, require the
redesign and/or resubmission of the preliminary plat. Source: Code 1962, § 11-24-4; Ord. No. 2873, § 1, 6-2-80; Ord. No. 4013, § 1, 2-22-94
After the preliminary plan has been approved by the
planning commission, a final plat for record shall be prepared and submitted to
the commission for their recommendation and then submitted to the mayor and
city council for action. Fifteen (15)
prints shall be made available to the permits and codes bureau of the fire
division prior to noon on Monday of the week preceding the regular planning
commission meeting dates. Twenty (20)
copies of the plat, or as designated, are required by the city clerk prior to
plat becoming an item on the city council agenda for council
recommendation. Two (2) four-mil mylar
twenty-four-inch by thirty-six-inch plats shall be made available and must
contain all necessary signatures. One (1) copy shall be filed with the county register of deeds and the other filed with
the permits and codes bureau of the fire division. The final plat shall be to a scale of one hundred (100) feet to
the inch, and shall show or be accompanied by the following information:
(a) The name of the subdivision and adjacent
subdivisions, the names of streets (to conform wherever possible to existing
street names), as well as house numbers to conform with this Code, and the
numbers of lots and blocks, in accordance with a systematic arrangement.
(b) An accurate boundary survey of the
property, with bearing and distances, referenced to section or fractional
section corners, and showing (in dotted lines) the lines of immediately
adjacent streets and alleys with their widths and names. (c) Location of lots, streets, public highways, alleys, parks and
other features, with accurate dimensions in feet and decimals of feet, with the
length and radii of all curves, and with all other information necessary to
duplicate the plat on the ground. The
ground area of each separate lot shall be given in square feet and shall be affixed
to the plat in the form of a list giving the lot number and square footage.
(d) The location of building lines on front and side streets, and
the location and dimension of utility easements.
(e) Dedication of all streets, public highways,
alleys, parks and other land intended for public use, signed by the owners and
their spouses and by all other parties who have a mortgage or lien interest in
the property, together with any restrictions which are to apply to lots.
(f) A waiver of claim by the applicant for damages occasioned by
the establishment of grades or the alteration of the surface of any portion of
the streets and alleys to conform to the grades as established.
(g) Certification by a registered surveyor to the effect that the
plan represents a survey made by him, and that all the necessary boundary
survey monuments are correctly shown thereon.
(i) A certificate showing that current taxes and special
assessments due and payable have been paid in full; or if such taxes have been
protested provided by law, monies or other sufficient escrows guaranteeing such
payment of taxes in the event the protest is not upheld, may be placed on
deposit with such officials or governing bodies to meet this requirement.
figures and letters shown must be plain, distinct, and of sufficient size to be
easily read, and must be of sufficient density to make a lasting and permanent
record. When more than one (1) sheet is
used, a key map, showing the entire subdivision at smaller scale with block
numbers and street names, shall be shown on one (1) of the sheets, or on a separate
sheet of the same size. Prior to final
plat approval, a grading plan shall be approved by the city engineer. Said plan shall include drainage
calculations and centerline street grades. Source: Code 1962, § 11-24-5; Ord. No. 2873, § 2, 6-2-80; Ord. No. 4013, § 2, 2-22-94; Ord. No. 4224, § 1, 11-18-96
The fees set forth in
Section 2-5 of this Code are to be paid by all persons submitting preliminary or final plats for approval by the planning commission.
Sec. 23-23. Waiver of time period to object to
(a) The city hereby waives the one hundred twenty-day period of time
it has in which to object to a failure to comply with any requirements relating
to subdivision approval, subject, however, to such waiver being approved in writing
(b) Upon receipt by the city clerk of written notice of the filing of
an affidavit in the office of the county register of deeds, the notice and a
copy of the affidavit shall be submitted by the city clerk to the office of the
city engineer, and the director, upon determining that it is in the best
interests of the city and the interested parties that the one hundred
twenty-day period should be waived, shall endorse in writing upon such notice
the city’s waiver of such one hundred twenty-day period.
(c) Upon a determination by the city engineer that it is not in the
best interest of the city and/or the interested parties to waive such one
hundred twenty-day period, the question of whether or not to grant such waiver
shall be presented to the council as soon as practicable and their decision
(d) Nothing herein shall relieve any person from any penalty imposed
or to be imposed by the city for failure to comply with any requirement relating
to subdivision approval, and this section and the procedure thereunder shall be
only for the purpose of validating a conveyance and shall not be for the
purpose of excusing compliance with applicable zoning or subdivision
requirements of the city or the state. Source: Ord. No. 2921, §§ 1--4, 11-17-80
to provide for the platting or replatting of lots when not more than one (1)
additional lot is created by said platting or replatting, nor more than three
(3) lots are incorporated into said replatting. When further partitions are likely or planned or new streets or
roads are required, the applicant shall follow the regular subdivision
procedures as outlined in this chapter. The planning commission and city council may approve or disapprove such
plattings or replattings in accordance with the following regulations. Source: Ord. No. 3016, § 1, 10-19-81
Requests for a lot subdivision
shall be made by the owner or owners of the land to the secretary of the
Norfolk Planning Commission. The
subdivider shall submit fourteen (14) copies of the plat including a vicinity
sketch which shall be part of said plat, at least fifteen (15) days prior to a
regular planning commission meeting. The application shall be accompanied by a list certified by a registered
abstractor of the names and addresses of all persons having ownership in the
property involved. Source: Ord. No. 3016, § 2, 10-19-81
Required contents of a lot
subdivision plat shall include:
(a) The proposed name of the subdivision (not to duplicate or too
closely resemble the name of any existing subdivision).
(b) The name of the owner, engineer, surveyor, architect or
developer who prepared the plat.
(c) Scale of the plat shall be one (1) inch equals one hundred
(100) feet or larger.
(e) Location of section, township, range, county and state lines,
including the description boundaries of the subdivision based on an accurate
traverse giving angular and linear dimensions which must be mathematically
correct, and all other information including lot location and dimensions
necessary to duplicate the plat on the ground.
(f) The location of monuments or benchmarks shall be shown. Location of such monuments must be shown in
reference to existing official monuments or to nearest established street
lines, including the true angles and distances to such reference points or
(h) Utility easements as required by section 23-38 of the Norfolk
City Code, and a statement of dedication relative to said easements.
(k) Location in relation to existing subdivisions where
applicable (may be shown on vicinity sketch).
(l) Certificate for signatures of all owners, person responsible
for survey and platting, notary acknowledgment, planning commission, governing
body and Madison County Register of Deeds. Source: Ord. No. 3016, § 3, 10-19-81
(a) The planning commission shall review applications for lot
subdivision and forward a recommendation for approval or disapproval to the
mayor and city council within thirty (30) days from the time the lot
subdivision first appears as an agenda item at a regular planning commission
meeting. Upon approval of said lot
subdivision by the mayor and city council, a certified copy thereof shall be
filed by the applicant with the register of deeds, with a duplicate copy noting
such certification by the register of deeds to be filed with the secretary of
(b) The planning commission and/or mayor and city council may make
such additional requirements as are deemed necessary to carry out the intent
and purpose of existing land development regulations and governing body
policy. Requirements may include, but
not be limited to, installation of public facilities, dedication of
rights-of-way and easements, and submission of covenants for the protection of
other landowners in the original subdivision. Source: Ord. No. 3016, § 4, 10-19-81
In the subdivision or resubdivision
of land within the city’s jurisdiction the owner or developer shall exercise
due regard to the alignment and location of streets in relation to other
existing or planned streets, to adequate drainage, to safe and expedient flow
of traffic, and to provide for roadway surface, utilities and recreation. Source: Code 1962, § 11-24-2; Ord. No. 2874, § 2, 6-2-80
Surface drainage across
residential lots or along the side or rear lot lines shall be avoided wherever
possible. Where such drainage on
residential lots is necessary, easements shall be provided. Drainage plans shall be approved by the city
engineer before the final plat is approved. Source: Code 1962, §§ 11-24-6(A), 11-24-8(A); Ord. No. 3077, § 1, 7-19-82
note--Ord.
No. 3077, § 1, enacted July 19, 1982, repealed Code 1962, § 12-24-8(A);
provisions formerly set out as a part of § 23-37 of this Code, which were
derived from said repealed provisions, have been deleted.
Where alleys are not included
in the plat, easements of not less than five (5) feet shall be provided on each
side of rear or side lot lines, or where necessary for the proper location or
relocation of public utilities. If necessary
for the extension of water or sewer lines, or similar utilities, or for surface
drainage, easements of greater width may be required along lot lines or across
lot lines. Easements shall connect with
any established easements in adjoining property. Easements for sewer, water and gas lines shall be approved by the
engineer. Source: Code 1962, § 11-24-6(I); Ord. No. 3058, § 1(35), 3-1-82
Building lines shall be shown
on all lots intended for residential use, and in some cases may be required on
lots intended for business use, and shall provide at least the setback required
by the zoning ordinance. Source: Code 1962, § 11-24-6(J)
Cross reference--Zoning,
Suitable sites for parks,
schools, playgrounds or other public requirements shall be carefully considered
and indicated on the preliminary plan, so that they can be compared with the
comprehensive city plan, and it can be determined which of such sites, if any,
should be indicated on the final plat, and when, and in what manner such areas
will be acquired by the public body. Source: Code 1962, § 11-24-6(K)
All rectangular lots and all
other lots, so far as practicable, shall have the side lines at right angles to
the street on which the lot faces, or radial to curved street lines. Lots shall be of width and area to conform
to the zoning ordinance. Corner lots
shall be at least fifteen (15) feet wider than the minimum lot width in the
zoning classification in which the subdivision is located. Source: Code
1962, § 11-24-6(H)
Subject to the provisions set
forth for the design of streets in the Nebraska Uniform Traffic Manual as
adopted by the Nebraska Department of Roads, as the same may from time to time
be amended, a subdivider of land may create a subdivision identification lot to
be located within what would otherwise be the right-of-way of a public street
(1) The subdivision identification lot shall be shown on both the
preliminary and final plats of the subdivision;
(2) The subdivision identification lot shall be platted as
private property to be owned by a privately formed homeowner’s association made
up of the owners of all lots within the subdivision, which homeowner’s
association shall be responsible for the repairs, maintenance, taxes and
insurance of the subdivision identification lot and any sign located
thereon. The subdivision agreement
shall address and provide for the situation where the homeowner’s association
either ceases to exist or otherwise fails to perform its obligations to repair,
maintain, pay taxes and provide insurance as required by this subsection or the
subdivision agreement. Provisions in
the subdivision agreement shall include designating a particular lot or lots
that shall be responsible for the cost of repairs, maintenance, taxes and
insurance in the event the homeowner’s association fails to do so. The plat shall include a declaration that the
lot or lots so designated may be responsible for the cost of repairs,
maintenance, taxes and insurance for the subdivision identification lot and
that such obligation of the designated lot or lots shall run with the land.
(3) Whenever a subdivision identification sign is located on a
subdivision identification lot located within what would otherwise be the
right-of-way of a public street there shall be kept in force the liability
insurance for property damage, bodily injury, and personal injury in the minimum
amounts of one million dollars ($1,000,000.00) and naming the city as an
additional insured. The amount of such
insurance shall be increased or decreased annually in an amount equal to the
change in the Consumer Price Index as computed by the United States Department
of Commerce for the calendar year ending prior to the renewal of the insurance.
(4) The subdivision identification lot shall have a ten-foot
setback from the extended right-of-way line of the intersecting street with the
street in which the subdivision identification lot is located; and
(5) The subdivision identification lot shall not exceed three
hundred (300) square feet in area.
(6) The developer of any subdivision which includes a subdivision
identification lot shall be required to pay for any additional construction
costs incurred by the city that result from the inclusion of the subdivision
identification lot in the subdivision. The additional construction costs which developer shall be required to pay
by this subsection shall include, but not be limited to, the costs associated
with any extra width in the street or in the intersection that are necessary
to accommodate the subdivision identification lot. Source: Ord. No. 3955, § 2, 5-17-93
(1) Sidewalks shall be constructed in accordance with Chapter 22 of
this Code on both sides of the street in all new plats and subdivisions,
provided, however, the city council may waive or modify the requirement of
sidewalks pursuant to section 23-48 of this Code.
(2) The construction of sidewalks in all new subdivisions shall be
completed concurrently with the completion of the construction of the structure
or building on the property and no building permit shall be issued without the
showing of plans and specifications for such sidewalk. No certificate of occupancy shall be issued
until such sidewalk is completed.
(3) From and after this date, no subdivision plat shall be approved by
the city council without the showing of the plan for the construction of
sidewalks as provided herein. Source: Code 1962, § 11-24-6(L); Ord. No. 3780, § 1, 4-1-91; Ord. No. 4034, § 1, 7-5-94
In case a tract is subdivided
into larger parcels than normal building lots, such parcels shall be arranged
to permit the opening of future streets and logical resubdivision. Source: Code
1962, § 11-24-6(D)
Sec. 23-45. Required improvements--Within corporate
In accordance with urban
development policy of the City of Norfolk, it shall be the responsibility of
developers of new subdivisions (excluding lot subdivisions) to install in
conformity with plans, specifications and data approved by the city engineer,
certain required improvements as follows:
(a) Street improvements. Paving, including curbs and gutters, shall be completed in all streets
in accordance with city standards and in conformance with any official street
plans which may be adopted by the city council of Norfolk. Minimum roadway surface shall be constructed
of six (6) inch portland cement concrete or asphaltic equivalent. Curb and gutter shall be of portland cement
concrete. Standard minimum width of the
paved surface shall be thirty-one (31) feet, back-to-back of curb. Developers may request construction to a
minimum width of twenty-seven (27) feet and, where recommended by the city
engineer, the city council shall restrict parking to one side of the street.
(b) Staking. The
external boundaries, corners of blocks and lots, all points of curvature and
points of tangency shall be monumented by iron rods or pipes of not less than
three-quarter-inch diameter, extending at least twenty-four (24) inches below
(c) Grading. No
grading or other construction shall take place within a street right-of-way,
until such plans are approved by the city engineer.
(d) Water supply. The subdivision shall be provided with an adequate water main supply
system, which shall be connected to an approved water supply system in accordance
with standard specifications of the City of Norfolk. Fire hydrants shall be supplied and installed by the developer in
a pattern approved by the fire chief and city engineer. The minimum diameter of all mains shall be
no less than six (6) inches, except where a smaller diameter is recommended by
the city engineer, or a larger diameter is required to service a commercial or
(e) Street name signs. Signs of the type in use throughout the city shall be supplied and
(f) Sanitary sewer. Sanitary sewers shall be installed to adequately serve all lots in the
subdivision, in accordance with standard specification of the City of
Norfolk. In no case shall the minimum
diameter be less than eight (8) inches. Where an approved sanitary system is accessible within three hundred
(300) feet of the premises, the developer shall connect thereto. Where an approved system is not reasonably
accessible, individual sewage disposal systems may be utilized in accordance
with standard city specifications governing such installations. Where the city determines that an alternate
point of discharge into the community system is more feasible for future
community development, the developer shall be liable for that portion of the
costs that would have been applicable if connection were made at the nearest
(g) Sidewalks shall be constructed in accordance with section
23-42 of this Code.
(h) Storm drainage. The developer shall provide for adequate surface drainage, including
installation of culverts, storm sewers, catch basins and other improvements to
adequately handle storm water. Design
shall be sufficient to accommodate a specified storm, as per criteria
acceptable to the city engineer. First
floor elevations shall be determined with regard to the one-hundred-year flood
(i) Other improvements. The installation of other improvements may be required, where deemed
necessary in the best interest of the community.
(j) Installation of improvements. Developers may select either method or
combination of methods listed below to comply with the minimum improvement
(1) The developer may install the required improvements as a
condition of final plat approval;
(2) The developer may petition the city to construct street
surfacing, sanitary sewer and water mains in the proposed subdivision by the
district method. The size of any street
improvement district, sanitary sewer district, or water main district shall be
determined by the city council, and the creation of such districts shall be
subject to the city’s ability to finance any of the improvements;
(3) Forty-eight (48) hours’ notice shall be given to the city
engineer prior to the start of construction on any improvement. The developer’s engineer shall provide the
city with a signed certification, assuring that improvements have been
installed in accordance with the approved plans and specifications.
(k) Shared development costs. General obligation costs shall be conceived for those
improvements which benefit the general public. Sewers, storm drains and water lines or similar facilities cannot be
beneficial to the general public unless they serve an area larger than the subdivision.
(1) Streets and utilities: The city shall bear the extra cost of providing a [street or
utility improvement] greater than the minimum improvements required by these
regulations, except the developer shall pay the costs of all water mains up to
eight (8) inches in diameter and the cost of water mains greater than eight (8)
inches where a larger main is required to serve the proposed subdivision. The developer shall be required to pay the
costs of all storm sewers up to twenty-four (24) inches in diameter and the
costs of storm sewers greater than twenty-four (24) inches, where a larger main
is required to serve the proposed subdivision. The city shall pay the difference between the costs of required
improvements and any oversize water or sewer mains required to service the
surrounding areas. The city shall share
the costs of installation of box culverts on collector and arterial
streets. The city shall pay for costs
of intersection paving.
(2) Off-site extension: If utilities are not available at the boundary of a proposed subdivision,
and if the city finds that extensions across undeveloped land would not be
warranted as a special assessment to the intervening properties or as a
municipal capital expenditure until some future time, the developer may be
required to obtain necessary easements or right-of-way and construct and pay
for such extensions. The proposed
method of financing off-site extensions shall be stated in the subdivisions
agreement. Such improvements shall be
available for connections by developers of adjoining land, subject to
applicable connection fees as may exist. In considering off-site extensions, the city will give due consideration
to urban expansion as set forth in the comprehensive plan and scheduled capital
improvements for the area in question. Source: Ord. No. 3077. § 2, 7-19-82; Ord. No. 3780, § 2, 4-1-91
Note--See editor’s note, § 23-44. Sec. 23-46. Same--Within city jurisdiction outside of
developers to install, in conformity with plans, specifications and data
approved by the city engineer, certain required improvements as follows:
improvements. Paving, including curbs and gutters, shall be completed in all streets
plan which may be adopted by the city council of Norfolk. Minimum roadway surface shall be constructed
of six (6) inch portland cement concrete or asphaltic concrete equivalent. Curb and gutter shall be of portland cement
concrete. Minimum width of the paved
surface shall be thirty-one (31) feet back-to-back of curb. Developers may request construction to a
minimum width of twenty-seven (27) feet, provided arrangements have been made
to restrict parking to one side of the street.
EXCEPTION: Existing county roads adjacent to proposed
subdivisions may be paved with a minimum of twenty-four (24) feet portland
concrete or asphaltic concrete equivalent.
Requirements for paving,
including curb and gutter, may be waived when all lots in the subdivision have
a minimum frontage width of five hundred (500) feet or contain an area of more
than five (5) acres, subject to recommendation by the planning commission and
city council approval. Streets in such
subdivisions shall have a crushed rock or gravel surface which meets city
grading or other construction shall take place within a street right-of-way
(d) Water supply. A
water supply system may be provided to connect all lots in the subdivision to a
public system, if available.
(f) Sanitary
sewer. Sanitary sewers shall be
installed to adequately serve all lots in the subdivision, in accordance with
standard specification of the City of Norfolk. In no case shall the minimum diameter be less than eight (8) inches. Where an approved sanitary system is
accessible within three hundred (300) feet of the premises, the developer shall
connect thereto. Where the city
determines that an alternate point of discharge into the community system is
more feasible for future community development, the developer shall be liable
for that portion of the costs that would have been applicable if connection
were made at the nearest point of the system.
Where an approved system is not
reasonably accessible, individual sewage disposal systems may be utilized, in
accordance with standard city specifications governing such installations.
(i) Other improvements. The installation of other improvements may be required where deemed
(1) Where a proposed subdivision is contiguous to the corporate
limits, it shall be subject to annexation, and the developer shall utilize
methods specified in Section A-10 [sic] to install minimum improvements.
(2) In any subdivision beyond the city limits, the developer
shall install minimum required improvements. The city may require that the developer post a performance bond to cover
the cost of the required minimum improvements.
engineer prior to the start of construction on any improvements. The developer’s engineer shall provide the
city with a signed certification assuring that improvements have been installed
in accordance with the approved plans and specifications. Source: Ord. No. 3077, § 3, 7-19-82; Ord. No. 3780, § 3, 4-1-91
Note--See editor’s note, § 23-44. Sec. 23-47. Additional provisions required for plat
No plat shall be approved by
the city council until a subdivision agreement shall have been entered into
between the developer and the city. The
developer shall prepare such agreement to be approved by the city
attorney. The agreement shall provide
for the needs of the subdivision, including, but not limited to, pavement,
water mains, sanitary sewers, storm sewers, sidewalks, grading, waste treatment
and open space requirements. The
agreement shall set forth the division of costs, where the city is involved in
cost sharing for oversized pipe, off-site water and sewer extensions, and shall
contain an estimate of these costs. Any
applicable fees for the connection of the subdivision to the city utilities
shall be set forth in the agreement. Security may be required to
assure performance under the agreement. The agreement shall delineate any modification granted pursuant to the
provisions of section 23-48, and specify the time frame for installation of
improvements which are deterred temporarily in accordance with the provisions
of said section.
After a plat has been duly
reviewed by the planning commission and approved by the mayor and council, and
a subdivision agreement has been submitted and approved by the city, as
required in these rules, and after said plat has been duly recorded with the
recorder of deeds, as required by law, construction may begin on buildings within
the subdivision, upon issuance of a building permit. No building permit shall be issued within such subdivisions,
however, until improvement districts for the construction and installation of
curb and gutter, pavement, water and sewer lines have been created in the block
upon which said lot fronts or minimum improvements have otherwise been
installed as provided for in these regulations. Source: Ord. No. 3077, § 4, 7-19-82
Note--See
editor’s note, § 23-45.
Whenever the tract to be
subdivided is of such unusual size or shape or is surrounded by such
development or unusual condition that the strict application of the
requirements contained in these regulations would result in actual difficulties
or substantial hardship or injustice, the council, after report by the
commission, may vary or modify such requirements so that the developer may
develop his property in a reasonable manner, but so that at the same time, the
public welfare and [interests of the city and surrounding area are protected
and] the general intent and spirit of these regulations preserved.
The minimum improvements set
forth in this chapter shall be required unless specifically and individually
waived by resolution of the city council. Preparation of said resolution is the responsibility of the applicant or
their representative. The waiver of
minimum subdivision improvements as provided for by section 23-45 et seq., of
Article III, Norfolk City Code, shall be also applicable to all subdivisions
platted prior to the effective date of Ordinance 3077, passed and approved July
A fee set forth in
Section 2-5 of this Code
shall accompany each request of waiver of minimum subdivision
improvements. Source: Ord. No. 3077, § 5, 7-19-82; Ord. No. 3136, § 4, 4-18-83; Ord. No. 4868, § 3, 1-17-06; Ord. No. 5135, § 14, 9-7-10
(a) For the purpose of facilitating the movement of traffic, certain
streets are designated by the major street plan as major streets. A map showing these major streets will be on
file in the office of the department of planning and community development and
reference shall be made to this system of major
streets before any preliminary plan is approved.
(b) When a proposed subdivision abuts a major street, or is bounded by
a line that will in the future lie in a major street, or is divided by a major
street, as shown on the major street plan, then the owner of that subdivision
shall dedicate, without charge, any land within such subdivision that is
necessary to provide conformity with the major street plan, such dedication to
be shown on the preliminary plan and final plat.
(c) The minimum width of a street shall be sixty (60) feet in all
subdivisions; provided, however, that the width of a proposed street may be
less than sixty (60) feet in those instances where extensions are being made to
existing nonconforming streets or when in the judgement of the planning
commission and city council it is impractical to provide a sixty (60) foot
street due to the general layout of the subdivision or the physical
characteristics of the area. The office
of the city engineer shall be consulted prior to the approval of any street of
less width than sixty (60) feet.
(d) The minimum gradient shall be 0.15 per cent, and the maximum
gradient shall be ten (10) per cent. Source: Code 1962, § 11-24-6(B)
(a) Unless approved by the planning commission, provision shall be
made for the extension of existing dead-end streets. Off-center street intersections with an offset of less than two
hundred (200) feet will not be approved except in unusual cases. Streets with reverse curves must have a
tangent between curves.
(b) Proposed streets shall conform to existing topography as nearly as
possible, in order that drainage problems may be reduced. Streets should, wherever possible, follow
valleys so as to form a collection system for surface water. Source: Code
1962, § 11-24-6(A)
designated for the subdivision, except in unusual cases, must connect with
streets already dedicated in adjacent subdivisions; and where no adjacent
connections are platted, must in general be the reasonable projection of
streets in nearest subdivided tracts, and must be continued to the boundaries
of the tract subdivided, so that other subdivisions may connect therewith. Source: Code 1962, § 11-24-6(C)
Except in unusual cases, no
dead-end streets will be approved unless such dead-end streets are provided to
connect with future streets in adjacent land but culs-de-sac may be permitted
where the form or contour of the land makes it difficult to plat with
connecting streets. Such culs-de-sac
shall provide proper access to all lots and shall generally not exceed four
hundred (400) feet in length, and a turnaround shall be provided at the closed
end with an outside radius of not less than sixty (60) feet and a paved radius
of not less than fifty (50) feet. Except in unusual cases, culs-de-sac will not be permitted where the
turnaround is not clearly visible from the entrance of the street. Source: Code 1962, § 11-24-6(E)
In general, intersecting
streets determining block lengths shall be provided at such intervals as to
serve cross traffic adequately and to meet existing or future streets. Where no existing plats control, the blocks
shall not exceed one thousand three hundred twenty (1,320) feet in length. Source: Code 1962, § 11-24-6(F)
Except in unusual cases, alleys
or loading courts must be provided in business blocks. Alleys are optional in residential districts
but are considered undesirable except where alleys of adjoining subdivisions
would be closed or shut off from access by the failure to provide alleys in the
new subdivision. Alleys shall have a
minimum width of twenty (20) feet. In
case of intersecting alleys a centerline radius of twenty (20) feet shall be
required. Source: Code 1962, § 11-24-6(G)