Pursuant to the purposes set forth in RCW 58.17.010, the regulations in this title are necessary to:
A. 
Promote the health, safety, and general welfare in accordance with standards established by the state and the city;
B. 
Promote effective use of land by preventing the overcrowding or scattered development which would be detrimental to health, safety, or the general welfare due to the lack of water supplies, sanitary sewer, drainage, transportation, or other public services, or excessive expenditure of public funds for such services;
C. 
Avoid congestion and promote safe and convenient travel by the public on streets, highways, sidewalks, and multi-use pathways through the proper planning and coordination of new streets within subdivisions with existing and planned streets in the surrounding community;
D. 
Provide for adequate light and air;
E. 
Provide for adequate water, sewage, drainage, parks and recreational areas, transit, sites for schools and school grounds, and other public requirements;
F. 
Provide for proper ingress and egress;
G. 
Provide for housing and commercial needs of the community;
H. 
Require uniform monumentation of land divisions and conveyance of accurate legal descriptions;
I. 
Protect environmentally sensitive areas;
J. 
Provide for flexibility in site design to accommodate view enhancement and protection, protection of streams and wetlands, protection of steep slopes, and other environmentally significant or sensitive areas;
K. 
To ensure consistency with and to further the goals and policies of the comprehensive plan; and
L. 
To provide a process for the division of land for the following:
1. 
Short Subdivision. The division of land into nine or fewer lots, tracts, parcels, sites or divisions with a level of review that is proportional to the effect those lots may have on the surrounding area;
2. 
Subdivision. The division of land into 10 or more lots, tracts, parcels, sites or divisions with a level of review that is proportional to the effect those lots may have on the surrounding area;
3. 
Binding Site Plan. The division of land involving improvements constructed or to be constructed that will be one or more condominiums or owned by an association or other legal entity or land division for the purposes of leasing space for manufactured homes, travel trailers, tiny houses or tiny houses with wheels as defined in RCW 35.21.686, or other recreational vehicles so long as the site plan complies with all other applicable regulations.
(Ord. 2024-06 § 1)
The following actions are exempt from the provisions of this title; provided, that in order to determine whether the action qualifies for the exemption claimed, approval must be received from the administrator. Creation of an exempt lot does not vest the owner with the right to develop the lot when it does not meet access or use requirements of the zoning district in which it is located. Specifically, the provisions of this title shall not apply to the following exemptions:
A. 
Cemeteries and other burial plots while used for that purpose;
B. 
Divisions of land into lots or tracts each of which is one-one-hundred-twenty-eighth of a section of land or larger, or five acres or larger if the land is not capable of description as a fraction of a section of land; provided, that for purposes of computing the size of any lot under this subsection which borders on a street or road, the lot size shall be expanded to include that area which would be bounded by the centerline of the road or street and the side lot lines of the lot running perpendicular to such centerline;
C. 
Divisions made by testamentary provisions or the laws of descent;
D. 
Divisions of land into lots or tracts classified for industrial or commercial use when the city has approved a binding site plan for the use of the land in accordance with local regulations;
E. 
A division for the purpose of lease when no residential structure other than mobile homes, tiny houses or tiny houses with wheels as defined in RCW 35.21.686, or travel trailers are permitted to be placed upon the land when the city has approved a binding site plan for the use of the land in accordance with local regulations;
F. 
A division made for the purpose of alteration by adjusting boundary lines, between platted or unplatted lots or both, that does not create any additional lot, tract, parcel, site, or division, nor create any lot, tract, parcel, site, or division which contains insufficient area and dimension to meet minimum requirements for width and area for a building site;
G. 
Divisions of land into lots or tracts if:
1. 
Such division is the result of subjecting a portion of a parcel or tract of land to either Chapter 64.32 or 64.34 RCW subsequent to the recording of a binding site plan for all such land;
2. 
The improvements constructed or to be constructed thereon are required by the provisions of the binding site plan to be included in one or more condominiums or owned by an association or other legal entity in which the owners of units therein or their owners' associations have a membership or other legal or beneficial interest;
3. 
The city has approved the binding site plan for all such land;
4. 
Such approved binding site plan is recorded in the county or counties in which such land is located; and
5. 
The binding site plan contains thereon the following statement:
All development and use of the land described herein shall be in accordance with this binding site plan, as it may be amended with the approval of the city having jurisdiction over the development of such land, and in accordance with such other governmental permits, approvals, regulations, requirements, and restrictions that may be imposed upon such land and the development and use thereof. Upon completion, the improvements on the land shall be included in one or more condominiums or owned by an association or other legal entity in which the owners of units therein or their owners' associations have a membership or other legal or beneficial interest. This binding site plan shall be binding upon all now or hereafter having any interest in the land described herein.
The binding site plan may, but need not, depict or describe the boundaries of the lots or tracts resulting from subjecting a portion of the land to either Chapter 64.32 or 64.34 RCW.
A site plan shall be deemed to have been approved if the site plan was approved by the city:
a. 
In connection with the final approval of a subdivision plat or planned unit development with respect to all of such land; or
b. 
In connection with the issuance of building permits or final certificates of occupancy with respect to all of such land; or
c. 
If not approved pursuant to subsections (G)(5)(a) and (b) of this section, then pursuant to other such procedures as the city may have established for the approval of a binding site plan;
H. 
A division for the purpose of leasing land for facilities providing personal wireless services while used for that purpose. "Personal wireless services" means any federally licensed personal wireless service. "Facilities" means unstaffed facilities that are used for the transmission or reception, or both, of wireless communication services including, but not necessarily limited to, antenna arrays, transmission cables, equipment shelters, and support structures;
I. 
A division of land into lots or tracts of less than three acres that is recorded in accordance with Chapter 58.09 RCW and is used or to be used for the purpose of establishing a site for construction and operation of consumer-owned or investor-owned electric utility facilities. For purposes of this subsection, "electrical utility facilities" means unstaffed facilities, except for the presence of security personnel, that are used for or in connection with or to facilitate the transmission, distribution, sale, or furnishing of electricity including, but not limited to, electric power substations. This subsection does not exempt a division of land from the zoning and permitting laws and regulations of cities, towns, counties, and municipal corporations. Furthermore, this subsection only applies to electric utility facilities that will be placed into service to meet the electrical needs of a utility's existing and new customers. New customers are defined as electric service locations not already in existence as of the date that electric utility facilities subject to the provisions of this subsection are planned and constructed;
J. 
Division of land due to condemnation or sale under threat thereof, by an agency or division of government vested with the power of eminent domain; and
K. 
Division or acquisition of land for public right-of-way and/or the division of land as a result of abandonment of irrigation district right-of-way real property sold or otherwise disposed of pursuant to RCW 87.03.820 or as a result of the sale of surplus real property pursuant to RCW 87.03.136.
(Ord. 2024-06 § 1)
An application for exemption for any of the purposes set forth in RMC § 24.20.020 shall be processed to determine whether the division is exempt with a minimum review for compliance with applicable city regulations. The application shall be determined complete upon the submittal of the following materials:
A. 
A completed application;
B. 
Maps, plans, and/or exhibits containing all applicable information as required by the administrator; and
C. 
Applicable fee as set forth in the city of Richland fee schedule.
(Ord. 2024-06 § 1)
As used in this title, unless the context or subject matter clearly requires otherwise, the words or phrases defined in this section shall have the indicated meanings.
"Administrator"
means the development services director or designee who shall be responsible for the administration and enforcement of this code.
"Alley"
means a public thoroughfare or right-of-way, open to public travel and dedicated to public use, which affords only a secondary means of access to abutting property.
"Applicant"
means the owner or owners of record of the property subject to an application for land division or lot/boundary line adjustment, or authorized representative of such owner or owners, or a duly authorized representative of any governmental agency for which an action is sought for a governmental purpose.
"Application"
means all of the application forms, plans, and accompanying documents required for any particular land division or lot/boundary line adjustment request.
"Binding site plan"
means a drawing to a scale, specified in Chapter 24.60 RMC, which:
1. 
Identifies and shows the land areas and locations of all streets, roads, improvements, utilities, open spaces and any other matters specified by this title;
2. 
Contains inscriptions or attachments setting forth such appropriate limitations and conditions for the use of the land as established by this title; and
3. 
Contains provisions requiring any development to be in conformance with the binding site plan.
"Block"
is a group of lots, tracts, or parcels within well-defined and fixed boundaries.
"Boundary line adjustment"
shall have the same meaning as "lot/boundary line adjustment," meaning the relocation or other minor adjustment of the boundaries of a lot, in which the relocation does not result in the creation of any additional lot or lots.
"Building envelope"
refers to the buildable area of a lot after applicable setbacks, easements, and other restrictions on the lot are considered.
"Complete application"
means an application that appears to contain all necessary information to make a technical determination about a project or application and includes all anticipated fees at time of application.
"Comprehensive plan"
means that plan adopted by the Richland city council as the comprehensive plan for the city.
"Condominium"
means real property, portions of which are designated for separate ownership and the remainder of which is designated for common ownership solely by owners of those portions. Real property is not a condominium unless the undivided interests in the common elements are vested in unit owners, and unless a declaration and a survey map and plans have been recorded in accordance with Chapter 64.32 or 64.34 RCW. Condominiums are not confined to residential units, such as apartments, but also include offices and other types of space in commercial buildings.
"Cul-de-sac"
means a street opening at one end and having a turn-around at the other end.
"Dedication"
is the deliberate appropriation of land by an owner for any general and public uses, reserving to the owner no other rights than such as are compatible with the full exercise and enjoyment of the public uses to which the property has been devoted. The intention to dedicate shall be evidenced by the owner by the presentment for filing of a final plat, short subdivision or binding site plan showing the dedication thereon; and the acceptance by the public shall be evidenced by the approval of such plat, short subdivision, or binding site plan for filing by the city.
"Department"
means the city of Richland development services department.
"Development permit"
means any permit issued by the city of Richland allowing the physical alteration of real property including, but not limited to, building construction, street construction, utility construction or installation, grading, filling or excavating. Approval of a subdivision, short subdivision, or lot/boundary line adjustment is not considered a development permit for the purposes of this title.
"Division"
is the division or redivision of land, regardless of the size of the parcels or the number of lots, for the purpose of sale, lease or transfer of ownership and includes subdivision, short subdivision or binding site plan provisions.
"Easement"
means a grant by a property owner to specific persons, named entities, or to the public of the right to use that property for a specific purpose.
"Fill"
means any sand, gravel, earth, or other materials of any composition whatsoever placed or deposited by humans.
"Final plat"
is the final drawing of the subdivision and dedication prepared for filing for record with the county auditor and containing all elements and requirements set forth in this title and in other city regulations.
"Flood insurance rate map (FIRM)"
means the official map of a community, on which the Federal Insurance Administrator has delineated both the special hazard areas and the risk premium zones applicable to the community. A FIRM that has been made available digitally is called a digital flood insurance rate map (DFIRM).
"Homeowners' association"
means an incorporated nonprofit organization operating under recorded land agreements.
"Improvements"
means the facilities and infrastructure of a land development, including but not limited to the streets, sidewalks, streetlights, fire hydrants, stormwater facilities, sanitary sewer facilities, domestic water facilities, and other utilities and facilities required by this title to be constructed in conjunction with any particular land division, as approved by the necessary city departments.
"Land division"
means the creation of any new lot or lots for the purpose of sale, lease or transfer of ownership, whether such lot or lots are created by full subdivision, short subdivision, binding site plan or exemption (see RMC § 24.20.020).
"Lot"
means a parcel of land having fixed boundaries described by reference to a recorded plat, a recorded binding site plan, by metes and bounds, or by aliquot part (section, township and range), and of sufficient area and dimension to meet minimum zoning requirements. The term includes tracts or parcels.
"Lot/boundary line adjustment"
is synonymous with "boundary line adjustment" and means the relocation or other minor adjustment of the boundaries of a lot, in which the relocation does not result in the creation of any additional lot or lots.
"Lot, corner"
means a lot situated at the intersection of two or more streets.
"Lot, double-frontage"
means a lot with street frontage along two opposite boundaries.
"Lot, flag"
means an irregular extension or protrusion of a lot created for the purpose of providing such lot with frontage on a public or private street or access way.
"Lot, frontage"
means, in the case of an interior lot, a line separating the lot from the street; in the case of a corner lot, a line separating the narrowest street frontage of the lot from the street; except in those cases in a commercial or industrial district where a lot has two or more street frontages of equal length or nearly equal length, the frontage shall be considered to be the line adjoining the street which the comprehensive plan shows is intended to carry the heaviest traffic flow, or where no public street exists, along a private road, easement or access way.
"Lot, nonconforming"
means a lot of record in existence prior to the effective date of the ordinance codified in this title and any amendments thereto which does not meet the minimum lot size and other requirements as set forth in RMC Title 23, Zoning.
"Lot of record"
means any lot, tract, or parcel of land shown on an officially recorded plat or short subdivision or a parcel of land officially recorded or registered as a unit of property and described by platted lot number or by metes and bounds and lawfully established for conveyance purposes on the date of recording of the instrument first referencing the lot. The term "lot of record" as used herein does not imply that the lot conforms with the legal regulatory requirements for subdivision of property in accordance with Chapter 58.17 RCW or this title.
"Lot, reverse-frontage"
means a double-frontage lot for which the boundary along one of the streets is established as the front lot line and the boundary along the other street is established as the rear lot line, and over the rear of which is an easement as provided in RMC § 24.100.300. The rear lot line of the lot shall be that boundary abutting a street or other disadvantageous use.
"Lot, through"
means a lot that has both ends fronting on a street neither of which having access restrictions. Both ends shall be deemed front.
"Meander line"
means a traverse that approximates the margin of a permanent natural body of water for closing of a survey and to allow for area computations. For riparian parcels the meander line does not constitute the boundary but only an approximation thereof; the actual boundary is the ordinary high water mark for navigable streams.
"Ordinary high water mark"
means the mark on all lakes and streams that will be found by examining the beds and banks and ascertaining where the presence and action of waters are so common and usual, and so long continued in all ordinary years, as to mark upon the soil a character distinct from that of the abutting upland and vegetation, as that condition existed on June 1, 1971, for all lands under the jurisdiction of the Shoreline Management Act, or for other lands on the effective date of the relevant provisions of this chapter, or as it may naturally change thereafter, or as it may change thereafter in accordance with permits issued by the city or other authorized jurisdictions. In any area where the ordinary high water mark cannot be found, it shall be defined in accordance with WAC 173-22-030, generally the line of the mean higher high tide in areas adjoining salt water, and the line of mean high water in areas adjoining fresh water.
"Parcel"
means a contiguous quantity of land in the possession of, owned by, controlled by, or recorded as the property of the same owner or joint owners.
"Parcel combination"
means the combination/merger of two or more lots/parcels into one lot/parcel.
"Plat"
is a map or representation of a subdivision showing thereon the division of tract(s) or parcel(s) of land into lots, blocks, streets and alleys or other divisions and dedications.
"Plat certificate"
means a title report prepared by a title company for the property comprising a proposed binding site plan, subdivision or short subdivision, to include, as a minimum, all owners of record, easements and encumbrances affecting said property.
"Preliminary subdivision/short subdivision"
is a neat and approximate drawing of either a proposed subdivision or short subdivision showing the general layout of streets and alleys, lots, blocks and other elements of a subdivision consistent with the requirements of this title. The preliminary plat shall be the basis for the approval or disapproval of the general layout of a subdivision or short subdivision.
"Proof of ownership"
means an actual or copy of a recorded deed to property and/or a current title insurance policy insuring the status of an applicant as the owner in fee title to real property. Where proof of ownership is required by this title, the administrator shall have the discretion to require a current (issued within the past 30 days) title insurance policy.
"Public street"
means an approved street, whether improved or unimproved, held in public ownership or control (either through plat dedication, deed, or easement/right-of-way conveyance) and intended to be open as a matter of right to public vehicular travel.
"Public way"
means any publicly owned land or easement set aside for utilities or surface transportation purposes, including vehicular, bicycle and pedestrian transportation, whether improved or not improved.
"Public works director"
means the city of Richland public works director or designee.
"Public works standards"
means the city's engineering, design, and construction standards and specifications governing the construction of public and private infrastructure improvements. The city of Richland's engineering design standards includes such documents establishing infrastructure standards that are authorized by the public works director and published on the city's website.
"Review authority"
means the Richland hearing examiner in the case of a preliminary subdivision or the administrator and public works director in the case of all other land divisions.
"Right-of-way"
shall have the same meaning as "public way."
"Roadway"
means that portion of an approved street intended for the accommodation of vehicular traffic, generally between curb lines on an improved surface.
"Shall"
describes a condition or action which is mandatory.
"Short plat"
means the map or representation of a short subdivision.
"Short subdivision"
is the division or redivision of land into nine or fewer lots, tracts, parcels, sites or divisions for the purpose of sale, lease or transfer of ownership.
"State Environmental Policy Act (SEPA)"
means the State Environmental Policy Act as defined by Chapter 43.21C RCW as it now exists or is hereafter amended.
"Street"
means a public right-of-way which affords the principal means of access to abutting property, including avenue, place, way, drive, lane, boulevard, highway, road, and any other thoroughfare except an alley.
"Street, loop"
means a minor street of limited length which generally follows a "U-shaped" alignment with both legs intercepting the same street.
"Street, major"
means a street intended to carry a heavier traffic loading, minimizing intersecting streets and direct access to abutting properties and primarily for the purpose of accommodating general traffic circulation of the community. Major streets are classified as principal arterial, minor arterial, and major collector.
"Street, minor"
means a street, usually of limited continuity, which serves primarily to provide the principal means of access to abutting property only. Minor streets are classified as minor collector, local street – single frontage, and private street as defined in Chapter 12.02 RMC.
"Street, private"
means a street, secured by private easement, tract or parcel created to provide the access from a city street to platted lots, that is not deeded or dedicated to the city, the maintenance of which is the responsibility as noted on the face of the plat.
"Subdivision"
is the division or redivision of land into 10 or more lots, tracts, parcels, sites or divisions for the purpose of sale, lease or transfer of ownership.
"Surety"
means a bond, letter of credit, the deposit of a certified check in a city account, a security and improvement agreement, or other security acceptable to the city.
"Tax parcel consolidation"
means the consolidation of contiguous lots of record which are under one ownership. The purpose of the consolidation shall be for planning and building purposes and any consolidation shall comply with all applicable zoning, subdivision, and other land use controls as deemed necessary by the administrator. If all applicable standards are met, the administrator shall provide a letter to the applicant stating compliance, which the applicant may submit to the Benton County assessor's office when requesting the tax parcel consolidation.
"Zoning restrictions"
means the restrictions found in the zoning ordinances of the city, primarily RMC Title 23, Zoning.
(Ord. 2024-06 § 1)
The definition of any word or phrase not listed in the definitions, which is in question when administering this title, shall be defined according to one of the following sources in order of priority:
A. 
Any city of Richland resolution, ordinance, code, regulation or formally adopted comprehensive plan, shoreline master plan or program or other formally adopted land use plan;
B. 
Any statute or regulation of the state of Washington;
C. 
Legal definitions from Washington common law or a law dictionary;
D. 
The common dictionary.
(Ord. 2024-06 § 1)
Development shall be permitted only on legally created lots. A legal lot is created in compliance with applicable state and local land segregation statutes or codes in effect at the time the lot was created, or binding site plan was approved, including but not limited to demonstrating that the lot was created through one of the following:
A. 
Lots created through subdivision – a plat approved by the city of Richland or Benton County separately describing the lot in question; or
B. 
Lots created through short subdivision – a short subdivision approved by the city of Richland or Benton County separately describing the lot in question; or
C. 
Lots created pursuant to a binding site plan process in effect at the time the binding site plan was approved by the city of Richland or Benton County; or
D. 
A deed, contract of sale, mortgage, property tax segregation, plat, or recorded survey describing the lot in question if the instrument was executed prior to July 1, 1969 (effective date of Chapter 58.17 RCW); or
E. 
Parcels created through an exemption to RCW 58.17.040, such as those over five acres in size and those created by testamentary provisions or the laws of descent; or
F. 
Parcels whose current configuration was the result of a prior boundary line adjustment or boundary agreement pursuant to RCW 58.04.007; or
G. 
Parcels created by an act of the courts.
(Ord. 2024-06 § 1)
Any map, plat or plan, unless previously exempt, hereafter made of a proposed boundary line adjustment, parcel combination, short subdivision, subdivision or binding site plan, or any part thereof, shall be presented for approval prior to recording at the Benton County auditor's office. No such map, plat or plan shall be recorded or have any validity unless or until it has the approval of city departments and agencies with jurisdiction as required by this title.
(Ord. 2024-06 § 1)
No person shall sell, lease or offer to sell or transfer any lot, tract or parcel subject to the requirements of this title without first receiving approval hereunder by the city and recording the approved division with Benton County; provided, that if performance of an offer or agreement to sell, lease or otherwise transfer a lot, tract or parcel of land is expressly conditioned on the recording of the subdivision, short subdivision or binding site plan containing the lot, tract, or parcel, the offer or agreement does not violate any provision of this title.
(Ord. 2024-06 § 1)
In the event of the sale, assignment, transfer, lease or conveyance of any lots in violation of the regulations of this title, the city may initiate an action to rescind or enjoin such transfer, assignment, sale conveyance or lease by making application for an injunction in Benton County superior court. In addition, the city has such other remedies as are provided by law. Furthermore, any person in violation of any provision of this title shall have committed a civil infraction subject to a civil penalty as set forth in RMC § 10.02.050(E).
(Ord. 2024-06 § 1)
If the same violator has been found to have committed an infraction violation for the same or similar conduct two separate times, with the violations occurring at the same location and involving the same or similar sections of the Richland Municipal Code or other similar codes, the third or subsequent violation shall constitute a misdemeanor, punishable as provided in RMC § 1.30.010 for criminal offenses.
(Ord. 2024-06 § 1)
Notwithstanding the imposition of any penalties hereunder, the city may institute any appropriate action or proceeding to require compliance with or to enjoin violation of the provisions of this title.
(Ord. 2024-06 § 1)
The Richland city council shall establish fees to defray the administrative expenses incurred by the city for the following:
A. 
Fees Associated With Land Division Activities.
1. 
Short Subdivision Application Fee. As set by the city of Richland fee schedule, this fee is nonrefundable and shall be paid at the time of submission of the application.
2. 
Preliminary Subdivision Application Fee. As set by the city of Richland fee schedule, this fee is nonrefundable and shall be paid at the time of submission of the application.
3. 
Final Plat Review Fee. As set by the city of Richland fee schedule, this fee is nonrefundable and shall be paid at the time of submission of the final short subdivision or final subdivision.
4. 
Plat Improvement Plan Review Fee. As set by the city of Richland fee schedule, this fee is nonrefundable, and the estimated fee shall be paid prior to review of the improvement plans and specifications for the final plat by the public works director or designee. The fee is to cover actual costs incurred by the city. Any deficiency shall be paid prior to the public works director or designee approving the improvement plans and specifications for a final plat.
5. 
Construction Inspection Fee. As set by the city of Richland fee schedule, this fee is nonrefundable, and the estimated fee shall be paid prior to initiation of construction of the plat improvements. The fee is to cover actual costs incurred by the city. If the cost to the city exceeds the amount of the fees paid, the developer shall pay an additional fee before final approval of the plat improvements.
6. 
Plat Alteration or Vacation Application Fee. As set by the city of Richland fee schedule this fee is nonrefundable and shall be paid at the time of submission of the application.
7. 
Exemption Letter Fee. As set by the city of Richland fee schedule, this fee shall be paid at the time of submission of the application.
8. 
Preliminary Subdivision, Short Subdivision and Binding Site Plan Revision Application Fee. As set by the city of Richland fee schedule, this fee is nonrefundable and shall be paid at the time of submission of the application.
9. 
Deviation Request Fee. As set by the city of Richland fee schedule, this fee is nonrefundable and shall be paid at the time of submission of the deviation request.
10. 
Boundary Line Adjustment/Parcel Combination Fee. As set by the city of Richland fee schedule, this fee is nonrefundable and shall be paid at the time of submission of the application.
11. 
Plat Exemption/Lot Line Adjustment Fee. As set by the city of Richland fee schedule, this fee is nonrefundable and shall be paid at the time of submission of the application.
12. 
Subdivision Amendment Fee (Major or Minor). As set by the city of Richland fee schedule, this fee is nonrefundable and shall be paid at the time of submission of the application.
13. 
Time Extension Request Fee. As set by the city of Richland fee schedule, this fee is nonrefundable and shall be paid at the time of submission of the application.
B. 
Fees Associated With Utility and/or Street Extensions (Not Associated With a Plat).
1. 
Utility and/or Street Extension Plan Review Fee. As set by RMC Title 12 and/or the city of Richland fee schedule, this fee is nonrefundable, and the estimated fee shall be paid prior to plan review by the public works director or designee. The fee is to cover actual costs incurred by the city. Any deficiency shall be paid prior to the public works director or designee approving the improvement plan.
2. 
Utility and/or Street Extension Inspection Fee. As set by the city of Richland fee schedule, this fee is nonrefundable, and the estimated fee shall be paid prior to initiation of construction of the improvements. The fee is to cover actual costs incurred by the city. Any deficiency shall be paid prior to the public works director or designee approving the improvements.
C. 
For the purposes of this section, the public works director or designee is authorized to establish the total estimated cost of the proposed improvements.
D. 
For the purposes of this section, "actual costs incurred by the city" shall be the actual salaries and benefits of city staff for the time involved, plus any other direct costs associated with the project such as costs for contracted services.
(Ord. 2024-06 § 1)
Land within a short subdivision may not be further divided in any manner within a period of five years from the date of recording of a short subdivision with the Benton County auditor without the filing of a final plat in accordance with the provisions established in this title for subdivisions; provided, that when the short subdivision contains fewer than nine parcels, nothing in this section shall prevent the owner who filed the short subdivision from filing an alteration within the five-year period to create up to a total of nine lots within the original short subdivision boundaries.
(Ord. 2024-06 § 1)
Contiguous parcels of land in the same ownership and having boundaries in common shall be presumed to be a single parcel in determining whether or not the division of land comprises a short subdivision or a subdivision.
(Ord. 2024-06 § 1)
The preparation of all preliminary and final short subdivisions, subdivisions and binding site plans shall be made by or under the supervision of a professional land surveyor licensed in the state of Washington. The professional land surveyor shall certify on the final plat that it is a true and correct representation of the lands actually surveyed. A survey is required on all final plats. All surveys shall comply with Chapter 58.09 RCW and Chapter 332-130 WAC.
(Ord. 2024-06 § 1)
All taxes on the property to be platted must be paid as indicated by the seal and signature of the Benton County treasurer on the face of the plat.
(Ord. 2024-06 § 1)