Chapter 24.100 LAND DIVISION DESIGN STANDARDS

Except for divisions of land which meet the conditions of RMC 24.20.020, the regulations contained in this chapter shall apply to all divisions of land within the city. Every map, plat, replat or plan hereafter made of any such division of land within the city limits shall comply with the provisions of this chapter and the public works standards. [Ord. 2024-06 § 1].

24.100.020 Street requirements.

All streets and rights-of-way within a short subdivision, subdivision or binding site plan shall be designed and improved in accordance with city standards as established by Chapter 12.08 RMC and the public works standards. [Ord. 2024-06 § 1].

24.100.030 Streets – Conformity with comprehensive plan.

The alignment of streets shall conform as nearly as possible with those shown on the comprehensive plan or related plans of the city. [Ord. 2024-06 § 1].

24.100.040 Streets – Relation to adjoining street systems.

The layout of streets shall provide for the continuation of major streets existing on adjoining properties or of their proper projection when adjoining property is not divided. The layout shall also provide for future projection of streets into areas which presently are not subdivided. [Ord. 2024-06 § 1].

24.100.050 Streets – Access to bodies of water.

Unless topography or ground conditions prevent, any division of land bordering on a river or public waterfront reservation shall be provided with at least one street not less than 60 feet wide to the low water mark or the reservation boundary at one-half mile intervals as measured along such body of water. [Ord. 2024-06 § 1].

24.100.060 Streets – Local residential streets.

Local streets which serve primarily to provide access to abutting property shall be designed to discourage cut-through traffic and planned to channel traffic onto minor collectors and other major streets. Local residential streets shall be designed to discourage average traffic speeds in excess of the posted or basic rule (25 mph) speed. [Ord. 2024-06 § 1].

24.100.070 Streets – Dead-end.

Streets designed to have one end permanently closed or in the form of a cul-de-sac shall be no longer than 400 feet or as otherwise allowed due to topographical or other constraints and allowed by Appendix D of the International Fire Code as adopted by reference in RMC Title 20, and shall be designed and improved in accordance with city standards as established by Chapter 12.08 RMC and the public works standards. [Ord. 2024-06 § 1].

24.100.080 Streets – Alignment.

For major streets, connecting street centerlines deflecting from each other at any one point more than 10 degrees shall be connected by a horizontal curve that meets the minimum curve radius per AASHTO guidelines unless otherwise approved by the public works director. Connecting tangents between curves shall be a minimum of 100 feet long. For minor streets, curves shall have a typical minimum deflection angle of 30 degrees with curve radii between 100 feet minimum and 150 feet maximum unless approved by the public works director or designee. These parameters are to minimize the potential for speeding within neighborhoods. [Ord. 2024-06 § 1].

24.100.090 Streets – Intersections.

Street intersections shall be as nearly at right angles as is practicable. When the most feasible plan entails an intersection angle that deviates more than 15 degrees from a right angle, curves or suitable radius and lengths shall be provided. Where street intersections have curvature within 275 feet of the centerline of a stop or yield controlled intersection (looking right or left), the plat shall establish sight distance easements if necessary, based on evaluation of the AASHTO sight triangles per RMC 12.11.020. [Ord. 2024-06 § 1].

24.100.100 Streets – Half-width.

A street lying along the boundary of a subdivision may be dedicated to a width of 30 feet (half of the right-of-way width as required by RMC 24.100.130) if it is practical to require the dedication of the other half when the adjoining property is subdivided; and, whenever there exists a dedicated half-street of an adjoining parcel, the other half shall be dedicated on the proposed plat to make the street complete. Streets lying along the boundary of a subdivision, whether dedicated by the plat or already dedicated, but not improved, shall be improved by the developer to a minimum paved width of 22 feet. These regulations shall not apply to new roads/streets to be located adjacent to unincorporated land or as otherwise determined by the public works director. [Ord. 2024-06 § 1].

24.100.110 Streets – Grades.

Streets shall confirm closely to the natural contour of the land, except where a different grade has been established by the city authorities or the agency furnishing municipal services to the community. Grades shall be not less than 0.50 percent on any street and shall meet AASHTO maximum guidelines for major streets and a maximum of 12 percent for minor streets, unless otherwise approved by the public works director and the fire marshal based on the fire department’s specific apparatus needs. Changes passing through intersections shall not exceed five percent with one percent grade breaks allowed upon entry and exit. [Ord. 2024-06 § 1].

24.100.120 Streets – Intersection spacing.

Intersection spacing or jogs of minor streets in neighborhoods shall not be less than 125 feet from centerline to centerline of street. Intersection spacing along major streets with minor streets shall use the following table to the extent feasible based on the posted speed of the major street. Greater spacing may be required in some instances where a proposed intersection might be within the ninety-fifth percentile queues from intersections of two major streets.

Posted Speed (MPH)	Minimum Spacing (Feet)
25	155
30	200
35	250
40	305
45	360

[Ord. 2024-06 § 1].

24.100.130 Streets – Width.

Street widths and right-of-way widths shall be as shown in the public works standards. [Ord. 2024-06 § 1].

24.100.140 Roadway widths and standards.

All streets, not including alleys, shall be improved in accordance with the public works standards. [Ord. 2024-06 § 1].

24.100.150 Rural street standards.

Rural street standards shall apply in the FP, AG and SAG zoning districts and elsewhere with approval from the public works director. [Ord. 2024-06 § 1].

24.100.160 Street name signs.

Street signs corresponding in design to those adopted as standard for the city shall be installed at each intersection for convenient identification of streets. Street naming and addressing shall be consistent with Chapter 12.01 RMC. [Ord. 2024-06 § 1].

24.100.170 Alleys.

Alleys (public) shall not be provided within the city of Richland. [Ord. 2024-06 § 1].

24.100.180 Sewer system requirements.

All proposed land division shall be provided with a complete sanitary sewer system serving each lot designed for human habitation. Design of the sewage disposal system shall be in accordance with RMC Title 17 and the public works standards. [Ord. 2024-06 § 1].

24.100.190 Water system requirements.

All new development shall be connected to the public water main to provide a potable water distribution system serving each lot designed for human habitation. Design of the water distribution system shall be in accordance with International Fire Code Standards, RMC Title 18 and the public works standards. [Ord. 2024-06 § 1].

24.100.200 Provision for irrigation.

Nonpotable irrigation facilities must be provided for every lot within any proposed residential land division in which the use of potable water is restricted pursuant to RMC 18.16.080. The irrigation distribution system (as distinguished from the separate domestic water distribution system) must be designed and installed in accordance with the public works standards and irrigation districts or irrigation purveyor’s requirements, except as otherwise approved by the public works director and applicable irrigation district or irrigation purveyor. [Ord. 2024-06 § 1].

24.100.210 Stormwater system requirements.

Stormwater runoff from streets, impervious areas, and other areas shall be disposed of through stormwater drainage facilities complying with RMC Title 16 and the public works standards. [Ord. 2024-06 § 1].

24.100.220 Utility rights-of-way and easements – Required.

All municipal utility rights-of-way and utility easements shall be dedicated to the public and shown on the plat. Ten-foot public utility easements shall be placed adjacent to existing and proposed public street ROWs. Separate utility easements shall be located as required by the provider. [Ord. 2024-06 § 1].

24.100.230 Easements – Watercourses.

Where a development is traversed by a watercourse, canal, drainage way, wasteway, channel, or stream, there shall be provided a stormwater easement, irrigation easement or drainage right-of-way conforming substantially to the lines of such watercourse, canal, drainage way, wasteway, channel, or stream, and such further width for construction and maintenance as will be adequate for the purpose. [Ord. 2024-06 § 1].

24.100.240 Capacity for future developments.

The capacities and dimensions of water, sewerage, drainage, electrical, and street facilities shall be adequate to provide for the future needs of other undeveloped properties in the general vicinity. The city may share in the cost of these improvements to the extent of the difference in cost between the capacities needed to serve the development and the capacities required to serve the vicinity. [Ord. 2024-06 § 1].

24.100.250 Blocks – Depth.

Except for reverse frontage lots, the width of blocks shall be sufficient to allow for two tiers of lots of depths consistent with the type of land use proposed. [Ord. 2024-06 § 1].

24.100.260 Blocks – Pedestrian pathway connections.

For blocks over 500 feet in length a pedestrian pathway right-of-way not less than 12 feet wide shall be provided where such a pathway is deemed essential to provide circulation or access to schools, playgrounds, shopping centers, transportation lines, and other community facilities. [Ord. 2024-06 § 1].

24.100.270 Lots – Access.

Each lot shall be provided with satisfactory access by means of a public street or by some other legally sufficient right of access (easement) which is permanent and inseparable from the lot served subject to the provisions of RMC Title 12. [Ord. 2024-06 § 1].

24.100.280 Lots – Size.

Lot widths and lot areas shall conform with the zoning restrictions applicable to the area within which the property may be located, except that corner lots for which side yards are required shall have extra width to permit appropriate setback from and orientation to both streets. Lot depths shall be suitable for the land use proposed. [Ord. 2024-06 § 1].

24.100.290 Lots – Shape.

Lots shall be as nearly rectangular as possible with side lot lines approximately at right angles or radial to street lines. Ordinarily, the ratio of width to depth shall be one to not more than two and one-fourth. Flag lots shall be discouraged unless no other practical alternative exists as determined by the review authority. [Ord. 2024-06 § 1].

24.100.300 Lots – Double frontage.

Residential lots which have street frontage along two opposite boundaries shall be avoided except for reverse frontage lots which are essential to provide separation of residential development from traffic arterials, or to overcome specific disadvantages of topography and orientation. For such lots, there shall be an easement in favor of the city limiting access to only one street and a note stating such shall be placed on the face of the final plat map. [Ord. 2024-06 § 1].

24.100.310 Standard specifications.

Physical developments and improvements required by this title shall be designed and installed in accordance with public works standards and/or other specifications as determined by the public works director. Construction shall be performed subject to the inspection of the public works director or designee. The improvement intended to become part of the city system, including streets, water, electrical and sewer utilities, shall not become part of the city system until formally accepted by the city. [Ord. 2024-06 § 1].

24.100.320 Streetlights required.

Streetlights shall be installed by the developer in accordance with the public works standards. [Ord. 2024-06 § 1].

24.100.330 Other utilities required.

New electrical, telephone, and cable television lines must be placed underground, except:

A. Electric utility substations, pad-mounted transformers and switching facilities, and electrical service pedestals.

B. CATV pedestals, active and passive devices, including amplifiers and cable warning signs.

C. Telephone pedestals, cross connect terminals, repeaters and cable warning signs.

D. Temporary services for construction.

E. Existing overhead electric and communications lines which are not in substantial conflict with the final, approved design such that they would render lots or streets unusable.

F. Existing main feeder lines which are relocated. [Ord. 2024-06 § 1].

24.100.340 Datum.

A. The horizontal datum for all survey work shall be the Washington State Lambert Grid Coordinate System South Zone, using the current NGS adjustment as established in accordance with Chapter 58.20 RCW or other datum as determined by the subdivision administrator and public works director. The unit of measure shall be the U.S. survey foot.

B. The plans shall show the horizontal control used to establish ties to the datum, with type, size, and location, date visited, and the state plane coordinates for each monument used. At least one monument must be shown for each street in the project.

C. Richland public works maintains a continuously operating reference station (DANP CORS) which can be utilized to establish NAD83 – 2011 epoch 2010.00 (current adjustment). Contact the city surveyor to obtain data from the network.

D. The vertical datum for all survey work shall be the North American Vertical Datum of 1988 (NAVD 88) Geoid 12B. Plans shall show the benchmarks used to establish ties to the datum, with description, location and elevation of each benchmark used. [Ord. 2024-06 § 1].

24.100.350 Monumentation.

Right-of-way, street centerline and street intersection monumentation shall be established as described by public works design standards. In addition, for short subdivision, subdivision or binding site plans, every lot corner shall be marked or referenced in a permanent manner with the registration number of the professional land surveyor in charge of the survey in accordance with state law. [Ord. 2024-06 § 1].

24.100.360 Conflicts with other code provisions.

In the event the standards and conditions established by this chapter conflict with other standards and conditions established in this title, the provisions contained in this chapter shall control. In the event the provisions of this chapter conflict with the provisions of RMC Title 23, Zoning, the provisions of RMC Title 23 shall control. [Ord. 2024-06 § 1].

24.100.370 Infrastructure – Permitting.

Whenever any public improvements or public works infrastructure are required to support the development, the plans for all public infrastructure improvements shall be submitted to, reviewed, and approved by the public works director or designee before commencement of construction. [Ord. 2024-06 § 1].

24.100.380 Deviation.

A. The owner/developer of property may seek a deviation from the provisions of the municipal code and public works standards or requirements codified by this chapter by submitting a deviation application to the city along with the permit application. A deviation fee, as set forth in the city of Richland fee schedule, shall be due at the time of application. Deviations for short subdivisions and binding site plans shall be reviewed administratively and approved by the administrator as part of the short subdivision or binding site plan review process. Deviations for subdivisions shall be decided by the hearing examiner during the preliminary subdivision hearing.

B. The basis for such a deviation from the strict application of the requirements of the municipal code and public works standards is undue and unnecessary hardship on the property owner. No deviation from the provisions or requirements of this chapter shall be authorized unless the review authority finds:

1. That exceptional or extraordinary circumstances or conditions exist to the division of the property, or to the intended use of the property, that do not apply generally to other properties similarly situated; and

2. That the deviation is necessary for the preservation and enjoyment of a substantial property right of the property owner/developer or is necessary for the reasonable and acceptable development of the property. Financial hardship is not a basis for a deviation from the provisions of this chapter; and

3. That the authorization of the deviation will not be materially detrimental to the public welfare or injurious to property in the vicinity; and

4. That the deviation from the provisions and requirements of the municipal code and public works standards does not grant a special privilege to the applicant.

C. Deviation from those items requiring approval of the public works director may be granted by the review authority only upon written recommendation of the public works director. [Ord. 2024-06 § 1].

24.100.390 Deviation – Conditions.

In authorizing a deviation, the review authority may attach thereto such conditions regarding the features of the deviation as deemed necessary to carry out the spirit and purposes of this title and in the public interest. [Ord. 2024-06 § 1].