Chapter 24.40
SHORT SUBDIVISIONS
Sections:
24.40.010 Contents of application.
24.40.020 Distribution of plans.
24.40.030 Preliminary short subdivision – Administrative review.
24.40.060 Final short subdivision submittal.
24.40.080 Contents of final short subdivision.
24.40.090 Final short subdivision – Approval of administrator and public works director.
24.40.110 Expiration of preliminary approval.
24.40.010 Contents of application.
Every preliminary short subdivision shall consist of the appropriate application form, applicable fees, and the following:
A. Maps and Exhibits.
1. The preliminary short plat shall be submitted to the city in a digital PDF format;
2. SEPA environmental checklist, if applicable. An environmental checklist will be required for a preliminary short subdivision if the construction of improvements will involve more than 500 cubic yards of grading, excavation or fill, or if critical areas exist on site;
3. A plat certificate dated within 30 days of the application filing date confirming that the title of the lands as described and shown on the short subdivision is in the name of the owners signing;
4. Any other information deemed necessary by the administrator to demonstrate compliance with requirements of the Richland Municipal Code.
B. Preliminary Short Subdivision Data (To Be Included on the Preliminary Short Subdivision Maps or Exhibits).
1. Title of the proposed short subdivision;
2. Location of subject property by quarter-quarter(s) of the section, township and range;
3. Legal description of the subject property with the source of the legal description clearly indicated;
4. A vicinity map at a scale of not more than 400 feet to the inch, except that the administrator may approve an alternative scale if requested. The vicinity map shall show all adjacent parcels. It shall show how the streets and alleys in the proposed short subdivision connect with existing and proposed streets and alleys in neighboring subdivisions or unplatted property;
5. North arrow, scale and boundary of the proposed short subdivision, and the date the map is prepared;
6. Boundaries of all blocks, lot numbers, and lot lines along with their dimensions and areas in square feet and acreage shown to two decimal places;
7. Location and identification of existing utilities;
8. Location, names and widths of all existing and proposed streets, roads and access easements within the proposed short subdivision and within 100 feet thereof, or the nearest city street if there is no city street within 100 feet of the subject property;
9. All easements, including border easements, or tracts proposed to be dedicated for any public purpose or for the common use of the property owners of the short subdivision;
10. All existing easements that affect the subject property as shown in a current plat certificate;
11. Location of any natural features such as wooded areas, streams, drainage ways, special flood hazard areas identified on the flood insurance rate map, and critical areas as defined in Chapter 22.10 RMC;
12. Location of existing buildings, septic tanks, drain fields, wells and other improvements such as existing irrigation facilities and associated easements, rights-of-way, canals, wasteways, drainageways, piping and artificially created wetlands, and a note indicating if they will remain or be removed;
13. Whether adjacent property is platted or unplatted. If platted, give the name of the subdivision. If the proposed short subdivision is the division of a portion of an existing plat, the approximate lines of the existing plat are to be shown and a copy of the existing plat must be provided, along with the recording numbers of any recorded covenants and easements;
14. Topographic information as provided by a licensed land surveyor, at five-foot maximum contour intervals, or at two-foot intervals where overall site topography is too flat to be depicted by five-foot intervals. Delineate areas with any slopes that are 15 percent or greater; and
15. Site data table showing number of proposed lots, existing zoning, water supplier, and method of sewerage. [Ord. 2024-06 § 1].
24.40.020 Distribution of plans.
When the department determines that the application is complete pursuant to Chapter 19.30 RMC, the department shall distribute the application materials to agencies deemed prudent by the city including any irrigation district whose boundaries include any portion of the city of Richland. The application materials shall also be provided to nearby municipalities when the subject property is located adjacent to or within one mile of another municipal boundary. Application materials shall also be provided to the Washington State Department of Transportation when the subject property is located adjacent to the right-of-way of any existing or proposed state or federal highway. Any reviewing agency may request additional information during the review process. [Ord. 2024-06 § 1].
24.40.030 Preliminary short subdivision – Administrative review.
Preliminary short subdivisions are classified as Type I applications and shall be processed pursuant to the applicable provisions of RMC Title 19. The administrator is authorized to approve, approve with conditions, or deny the application for preliminary short subdivision. The applicant will be notified in writing by the administrator as to the requirements for the filing of the short subdivision (preliminary short subdivision approval) or its denial within 30 days of determining that the application is complete. The decision of the administrator is final unless a timely appeal is filed pursuant to RMC 24.40.050, Appeals. [Ord. 2024-06 § 1].
24.40.040 Findings.
Prior to approving any preliminary short subdivision the administrator shall determine and make written findings of fact that the public interest will be served by the short subdivision, the proposed short subdivision is in conformity with all applicable development code provisions and that appropriate provisions are made for the following:
A. The public health, safety, and general welfare;
B. Open spaces;
C. Drainage ways;
D. Streets or roads, alleys, sidewalks, multi-use pathways, and other public ways (including any applicable frontage improvements);
E. Transit stops;
F. Public potable water supplies;
G. Sanitary sewer;
H. Parks and recreation;
I. Playgrounds, schools and school grounds;
J. Sidewalks and other planning features that assure safe walking conditions for students, who only walk to and from school;
K. Other requirements found to be necessary and appropriate, and for which written standards and policies have been adopted. [Ord. 2024-06 § 1].
24.40.050 Appeals.
Any decision approving or disapproving any land division shall be reviewable pursuant to the appropriate project permit application type as provided in RMC 19.20.030 and the procedure set forth in Chapter 19.70 RMC. [Ord. 2024-06 § 1].
24.40.060 Final short subdivision submittal.
A. The final short subdivision shall incorporate all conditions of the preliminary approval, and all conditions of approval imposed by the administrator.
B. All final short subdivision submittals shall include the following:
1. A minimum of two copies of the proposed final short subdivision;
2. Appropriate fees as provided in RMC 24.20.130;
3. Plat certificate dated within 30 days of the application filing date confirming that the title of the lands as described and shown on the short subdivision is in the name of the owners signing; and
4. Maps shall also be submitted in portable document format (.pdf) format at the time of submittal. [Ord. 2024-06 § 1].
24.40.070 Phasing.
Phasing of short subdivisions is not permitted. [Ord. 2024-06 § 1].
24.40.080 Contents of final short subdivision.
All surveys shall comply with the Survey Recording Act (Chapter 58.09 RCW), minimum standards for survey and land descriptions (Chapter 332-130 WAC), and any applicable city standards. The contents of a final short subdivision shall include the following:
A. The final short subdivision shall be a legibly drawn, printed, or reproduced permanent map. Final short subdivisions shall measure 18 by 24 inches. A two-inch margin shall be provided on the left edge, and a one-half-inch margin shall be provided at the other edges of the plat map. If more than one sheet is required, each sheet shall show sheet numbers for the total sheets.
B. The city file number of the short subdivision, location by quarter-quarter(s) of a section, township and range shall be shown.
C. The scale shall be that of a standard engineering drawing scale. The scale shall be shown in a text form as well as a graphic bar scale.
D. A bold boundary line shall delineate the existing perimeter boundary of the short subdivision prior to any dedication to the public.
E. The location and widths of streets, alleys, rights-of-way, and easements serving the property, parks and open spaces proposed within the division and those platted easements existing immediately adjacent to the division shall be shown and or identified. Areas to be dedicated to the public must be labeled.
F. Layout and names of adjoining subdivisions, subdivision lots or portions thereof shall be shown within and adjacent to the short subdivision boundary.
G. The layout, lot and block numbers, and dimensions of all lots shall be shown.
H. Street names shall be shown.
I. Street addresses (as determined by the city) for each lot shall be shown.
J. Plat restrictions required as conditions of preliminary short subdivision approval shall be shown.
K. Existing easements and utility easements shall be identified, shown and labeled. Recording information for the easement(s) shall be provided on the survey. Any easement and/or utility easement being created by the immediate land division shall also be identified, shown and labeled.
L. Any special notes or statements of approval required from governmental agencies, including those pertaining to flood hazard areas, shorelines, critical areas, and connections to adjacent state highways shall be shown.
M. A notarized certification and acknowledgement by the owner(s) and beneficiary, if other than the city, as shown on a current plat certificate shall be provided dedicating streets, areas intended for other public use, and the granting of easements for slope and utilities.
N. A certification signed by a professional land surveyor registered in the state of Washington stating: (1) that the final short subdivision was surveyed and prepared by him/her, or under his/her supervision; (2) that the short subdivision map is a true and correct representation of the subject land; and (3) that monumentation has been established as required by city standards. The certification must be consistent with Chapter 58.09 RCW.
O. All monuments found, set, reset, replaced or removed and not replaced, describing their kind, size and location and giving other data relating thereto.
P. Bearing trees, corner accessories or witness monuments, basis of bearings, bearing and length of lines, scale of map with graphic bar scale and north arrow.
Q. Any other data necessary for the interpretation of the various items and locations of the points, lines and areas shown.
R. The lines and curves defining each lot shall be labeled with bearings and distances which form a closed figure within the limits of WAC 332-130-085 or 332-130-090.
S. Bearings and lengths are to be shown for all lines. No ditto marks are to be used.
T. Arrows shall be used to show limits of bearings and distances whenever any chance of misinterpretation could exist.
U. Short subdivision boundary and street center lines having curves shall show radius, arc, central angle and tangent for each curve and radial bearings where curve is intersected by a nontangent line. Spiral curves shall show two spiral curve elements in addition to the chord bearing and length.
V. Lots along curves shall show arc length and radius. For lot corners that are on nontangent or nonperpendicular curves, the radial bearing shall be shown. If a curve table is provided, it shall show the central angle for each segment of the curve along each lot, arc length, tangent length, and radius.
W. All dimensions shall be shown in feet and hundredths of a foot. All bearings and angles shall be shown in degrees, minutes and seconds. All partial measurements shown shall equal the total overall measurements shown.
X. Requirements for lot development, such as intersection sight distance preservation features and other constraints on lot improvements.
Y. The final short subdivision map shall indicate the actual net area for each platted lot exclusive of dedicated or private road right-of-way. Lots one acre and over shall be shown to the closest hundredth of an acre, and all other lots shall be shown in square feet to the nearest square foot.
Z. Signature Blocks. The plat must be reviewed and signed by the following:
1. Richland public works director;
2. Administrator;
3. Benton-Franklin Health District (only where septic systems and/or private wells are required to serve the development);
4. Benton County treasurer;
5. Benton County assessor; and
6. Applicable irrigation district of purveyor. [Ord. 2024-06 § 1].
24.40.090 Final short subdivision – Approval of administrator and public works director.
A. Upon receipt of the final short subdivision application, the administrator and public works director shall review and approve the final short subdivision once it has been determined that it conforms to the conditions of the preliminary approval and applicable state laws and meets the requirements of this title in existence when the preliminary short subdivision was approved. Minimum improvements shall consist of all of the following elements:
1. Issuance of a right-of-way construction permit pursuant to Chapter 12.08 RMC; and
2. All elements of the permitted sanitary sewer system installed, inspected and accepted. Completion of manhole and cleanout casting adjustments may be deferred if secured by a security and improvement agreement in a form approved by the city attorney and executed by the city manager; and
3. All elements of the permitted potable water distribution system installed, inspected and accepted. Completion of valve covers and surface adjustments to fire hydrants may be deferred if secured by a security and improvement agreement in a form approved by the city attorney and executed by the city manager; and
4. All elements of the permitted stormwater drainage system installed, inspected, and accepted. Completion of manhole and inlet casting adjustments and long-term erosion control treatment of retention basins may be deferred if secured by a security and improvement agreement in a form approved by the city attorney and executed by the city manager; and
5. All elements of the permitted public streets installed, inspected and accepted. Consistent with RMC 24.40.100, completion of asphalt paving and curb and gutter may be deferred if secured by a security and improvement agreement in a form approved by the city attorney and executed by the city manager; and
6. Concrete sidewalks included in the right-of-way construction permit may be deferred if secured by a security and improvement agreement in a form approved by the city attorney and executed by the city manager; and
7. Inspection, acceptance and energizing of streetlights may be deferred if secured by a security and improvement agreement in a form approved by the city attorney and executed by the city manager; and
8. All off-site infrastructure required by preliminary short subdivision conditions, including those improvements required by the applicable irrigation district, is installed, inspected and accepted, and all property rights acquisition for said infrastructure is completed. Property rights transactions must be recorded in the public record; and
9. Placement of all public street survey monumentation and property boundary markers may be deferred if secured by a security and improvement agreement in a form approved by the city attorney and executed by the city manager; and
10. Record drawings of the public infrastructure meeting the public works standards.
B. The public works director may determine that the minimum improvements described above are substantially complete if: (1) all of the items listed above are complete to the point of providing service as intended by their design, even if minor work is needed to complete adjustments and site cleanup; and (2) the total estimated value of the minor work is less than $10,000; and (3) the applicant has deposited $10,000 with the city prior to submittal of the final short subdivision or subdivision application to secure completion of the required minor work. Inspection, acceptance and energizing of streetlights may be included in the scope of this minor work. [Ord. 2024-06 § 1].
24.40.100 Recording.
The applicant shall record the completed final short subdivision map with the Benton County auditor’s office and submit copies of the recorded documents to the department within 10 days of recordation. All fees for such recording shall be paid by the applicant prior to recording. [Ord. 2024-06 § 1].
24.40.110 Expiration of preliminary approval.
Approval of a preliminary short subdivision shall automatically expire two years from the date of approval unless a complete application for a final short subdivision meeting all requirements under this title is submitted to the city. Extension of time may be granted as provided in RMC 24.40.120. [Ord. 2024-06 § 1].
24.40.120 Time extensions.
A. An extension request letter and supporting data for time extension requests shall be submitted to the development services department at least 45 days prior to the expiration of the preliminary short subdivision. Time extension requests shall be processed as a Type I application under to RMC Title 19.
B. The administrator may approve one 12-month time extension provided there are no significant changed conditions or changed development regulations which would render recording of the short subdivision contrary to the public health, safety, or general welfare. Prior to granting the time extension, the department shall circulate the time extension request to affected agencies for comment. Additional or altered conditions recommended by the department or affected agencies may be required as a condition of this extension. This may include new or updated city regulations deemed necessary to protect the public health, safety, or general welfare.
C. The department shall issue a written decision approving or denying the time extension request and provide copies to affected agencies, the applicant, and those parties requesting a copy of such decision. Appeals of a time extension shall be filed in a manner consistent with the provisions of Chapter 19.70 RMC. [Ord. 2024-06 § 1].