A preapplication conference pursuant to RMC § 19.30.010 is required prior to filing an application for a preliminary subdivision unless the administrator waives this requirement. The administrator's determination to waive this preapplication requirement is based on the scope and complexity of the proposed project, and will be made in the administrator's sole discretion.
(Ord. 2024-06 § 1)
Every preliminary subdivision shall consist of the appropriate application form, applicable fees, and the following:
A. 
Maps and Exhibits.
1. 
The preliminary subdivision plat shall be submitted to the city in a digital PDF format;
2. 
SEPA environmental checklist;
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 owner(s) signing;
4. 
Any other information deemed necessary by the administrator to demonstrate compliance with requirements of the Richland Municipal Code.
B. 
Preliminary Subdivision Data (To Be Included on the Preliminary Subdivision).
1. 
Title of the proposed subdivision;
2. 
Location of the 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 subdivision connect with existing and proposed streets and alleys in neighboring subdivisions or unplatted property;
5. 
North arrow, scale and boundary of the proposed 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 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 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 owner(s) of the 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, or critical areas as defined in Chapter 22.10 RMC;
12. 
Location of existing buildings, septic tanks, drain fields, wells or other improvements such as existing irrigation facilities, 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 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 shall be submitted, 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)
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. 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)
Preliminary subdivisions are classified as Type IIIA applications and shall be processed pursuant to the applicable provisions of RMC Title 19. Notice of the time, place, and purpose of the hearing examiner open record hearing on the preliminary subdivision shall be given in accordance with RMC § 19.40.010 and in the following manner:
A. 
Mailing a written notice not less than 15 days prior to the date of such hearing to the owners of all properties within 300 feet of the exterior boundaries of the proposed subdivision, said mailing to be by regular, first class mail, postage prepaid; and
B. 
Posting public notice on or adjacent to the land proposed to be subdivided at least 15 days prior to the date of the open record hearing; and
C. 
Publishing in the official newspaper of the city and on the city's website a notice of the open record hearing not less than 15 days prior to the date of such hearing.
(Ord. 2024-06 § 1)
The hearing examiner will hold an open record hearing concerning all preliminary subdivisions submitted to the city, and will review all preliminary subdivisions to assure conformance of the proposed subdivision to the general purposes of the comprehensive plan or other official growth management controls of the city, and to assure conformance to city planning standards, zoning, and specifications.
A. 
The hearing examiner shall inquire into the public use and interest proposed to be served by the subdivision and any dedications associated therewith. The hearing examiner shall determine if appropriate provisions are made for, but not limited to, the public health, safety, and general welfare, for open spaces, drainage ways, streets, alleys, irrigation water right-of-way and distribution facilities, multi-use pathways, and other public ways, transit stops, public potable water supplies, sanitary sewer, parks and recreation, playgrounds, schools and school grounds, and shall consider all other relevant facts, including sidewalks and other planning features, that assure safe walking conditions for students who walk to and from school, and determine whether the public interest will be served by the subdivision and dedications.
B. 
Every decision of the hearing examiner shall be in writing and shall include findings of fact and conclusions to support the decision.
C. 
The hearing examiner must act on the application within 90 days of filing of a fully completed preliminary subdivision application unless the applicant consents to an extension of time. This 90-day period excludes time required to comply with Chapter 43.21C RCW and RMC § 24.50.030.
D. 
The decision of the hearing examiner is final unless a timely appeal is filed pursuant to RMC § 24.50.060.
(Ord. 2024-06 § 1)
Prior to approving any preliminary subdivision, the hearing examiner shall determine and make written findings of fact that the public interest will be served by the subdivision, the proposed 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/stormwater;
D. 
Streets or roads, alleys, sidewalks, multi-use pathways, and other public ways;
E. 
Transit stops;
F. 
Public potable water supplies and irrigation water right-of-way and distribution facilities;
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.
(Ord. 2024-06 § 1)
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 procedure as set forth in Chapter 19.70 RMC.
(Ord. 2024-06 § 1)
Approval of a preliminary subdivision shall automatically expire five years from the date of approval unless a complete application for a final subdivision meeting all requirements under this title is submitted to the city. Extension of time may be granted as provided in RMC § 24.50.080.
(Ord. 2024-06 § 1)
A. 
An extension request letter and supporting data for time extension requests shall be submitted to the department at least 45 days prior to the expiration of the preliminary subdivision. Time extension requests shall be processed as a Type I application pursuant to RMC Title 19.
B. 
Subject to the routing and comment requirement provided herein, the administrator may grant a single one-year time extension provided there are no significant changed conditions or changed development regulations which would render recording of the subdivision contrary to the public health, safety, or general welfare. Prior to granting the one-year 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 the time 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)
A. 
The submittal of an application for final subdivision approval shall only occur after:
1. 
The applicant has completed all work and it has been accepted by the public works department; or
2. 
The applicant has substantially completed all work required by the public works department, including preparation and submittal of record drawings and survey data, a walk-through inspection has been completed (with punch list items valued at less than $10,000), and financial security for the punch list items has been provided and accepted by the public works department; or
3. 
A security and improvement agreement in a form approved by the city attorney and executed by applicant and the city manager, coupled with the required financial surety, is attached to the final subdivision application.
B. 
Upon satisfaction of one of the three options above and submission of the final subdivision application to the department, it shall be routed to appropriate departments and agencies to review for compliance with the conditions of approval. Once all reviewing departments and agencies are satisfied, all necessary infrastructure has been installed, and all conditions have been met or appropriate bonding and surety obtained pursuant to RMC § 24.50.130, the final subdivision map shall be submitted by applicant to the department for obtaining the required signatures. Final subdivisions shall be approved, disapproved, or returned to the applicant within 30 days from the date of receipt thereof, unless the applicant consents to an extension of such time period (RCW 58.17.140).
(Ord. 2024-06 § 1)
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 subdivision shall include the following:
A. 
The final subdivision shall be a legibly drawn, printed, or reproduced permanent map. Final subdivisions shall measure 24 by 36 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 subdivision, location by quarter-quarter(s) of a section, township and range shall be shown.
C. 
The scale shall be 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 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 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 for each lot shall be shown.
J. 
Plat restrictions required as conditions of preliminary 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 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 subdivision was surveyed and prepared by him/her, or under his/her supervision; (2) that the 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. 
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 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 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 purveyor.
(Ord. 2024-06 § 1)
A. 
Any subdivision may be developed in phases or increments. A master phasing plan shall be submitted with the preliminary subdivision for approval by the department. The phasing plan may be approved by the administrator provided:
1. 
The phasing plan includes all land identified within the legal notice;
2. 
The sequence of phased development is identified by a map;
3. 
Each phase has reasonable public or private infrastructure to support the number of dwelling units or proposed commercial or industrial development contained in that phase and to appropriately mitigate and identified impacts;
4. 
Each phase constitutes an independent planning unit with facilities, adequate circulation, and any requirements established for the entire subdivision or binding site plan; and provided that any nonfinalized portion meets the minimum lot size of the underlying zone for the proposed use; and
5. 
The public works director approves the necessary documents so that all road improvement requirements are assured for that phase.
B. 
A phasing plan may be amended or substituted following preliminary approval. Said plan may be approved administratively provided the above criteria are met.
(Ord. 2024-06 § 1)
A. 
Upon receipt of the final subdivision map, the administrator and public works director shall review the final map and shall approve the final subdivision once it has been determined that the final subdivision conforms to the conditions of the preliminary approval and applicable state laws, and meets the requirements of this title in existence when the preliminary 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 are 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 are 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 are 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 are installed, inspected and accepted. Consistent with this section, 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 subdivision conditions including elements of the irrigation distribution facilities 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 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.
B. 
The public works director may determine that the minimum improvements described above are substantially complete and authorize the final plat if: (1) all of the items listed above are complete and the total estimated value of the incomplete work is less than $10,000; and (2) the applicant has deposited $10,000 with the city prior to submittal of the final subdivision application to secure completion of the required work; or (3) if the applicant and the city enter into a security and improvement agreement to secure the completion of incomplete items.
(Ord. 2024-06 § 1)
In lieu of the construction of the required improvements prior to final platting or dividing of the property, the applicant may enter into a security and improvement agreement with the city to construct the required infrastructure improvements at a later date, and shall furnish to the city a performance bond or other security in an amount and with surety conditions satisfactory to the city, providing for and securing to the city the actual construction of the infrastructure within a period specified by the city and expressed in the bond and/or contract. The full amount of the bond shall be retained by the city until completion of the construction of the infrastructure and acceptance of the improvements by the city.
(Ord. 2024-06 § 1)
The applicant shall record the completed final subdivision map with the Benton County auditor's office and submit copies of the recorded documents to the development services department within 10 days of recordation. All fees for such recording shall be paid by the applicant prior to recording.
(Ord. 2024-06 § 1)