Chapter 16.04
PLATTING AND SUBDIVISION REGULATIONS

Sections:

16.04.010    Title.

16.04.020    Purpose of chapter.

16.04.030    Street requirements.

16.04.040    Sewer system requirements.

16.04.050    Water system requirements.

16.04.060    Irrigation system requirements.

16.04.070    Street lighting requirements.

16.04.080    Utility rights-of-way and easements – Required on plat.

16.04.090    Advance tax payment required.

16.04.100    Improvements – Individual approval required.

16.04.110    Improvements – Public works director review required.

16.04.120    Application, review and inspection fees.

16.04.130    Final plat – General requirements.

16.04.140    Revisions of preliminary subdivisions, short plats and binding site plans.

16.04.010 Title.

The ordinance codified in this chapter shall be known and may be cited as the city of West Richland platting and subdivision regulations. [Ord. 17-18 § 1, 2018; Ord. 14-00 § 1, 2000; Ord. 53 § 3, 1960].

16.04.020 Purpose of chapter.

This chapter establishes regulations and requirements for the subdivision of land, fixing standards for design and construction of streets and alleyways and the installation of public utilities. It is unlawful to divide land within the city of West Richland into five or more lots for the purpose of sale, lease or transfer of ownership, except in accordance with the provisions of this code and applicable state laws. [Ord. 17-18 § 1, 2018; Ord. 14-00 § 1, 2000; Ord. 27-95 § 1, 1995; Ord. 9-92 § 2, 1992].

16.04.030 Street requirements.

All streets and rights-of-way within each plat shall be designed and improved in accordance with city standards as established by Chapter 16.16 WRMC and such other standards and regulations as the city may, from time to time, adopt. [Ord. 17-18 § 1, 2018; Ord. 14-00 § 1, 2000; Ord. 47-93 § 2, 1993; Ord. 53 § 4(D), 1960].

16.04.040 Sewer system requirements.

If a public sewer is available within 500 feet of the parcel to be subdivided, or the community development director determines that public health, safety or welfare requires connection to a public sewer system, the subdivision shall be provided with a complete sanitary sewer system serving each lot designed for human habitation. [Ord. 17-18 § 1, 2018; Ord. 14-00 § 1, 2000; Ord. 53 § 4(E), 1960].

16.04.050 Water system requirements.

If a public water main is available within 500 feet of the parcel to be subdivided, or the community development director determines that public health, safety or welfare requires connection to a public sewer system, the subdivision shall be provided with a domestic water distribution system serving each lot designed for human habitation and fire hydrants shall be provided at each street intersection and at approximately 400-foot intervals on each street between intersections. [Ord. 17-18 § 1, 2018; Ord. 14-00 § 1, 2000; Ord. 53 § 4(F), 1960].

16.04.060 Irrigation system requirements.

Unless waived by the city council, any parcel to be divided within the city shall be provided with an irrigation distribution system (as distinguished from the separate domestic water distribution system) serving each lot within the division. The irrigation system shall be designed and installed in accordance with city standards. [Ord. 17-18 § 1, 2018; Ord. 14-00 § 1, 2000; Ord. 20-93 § 1, 1993].

16.04.070 Street lighting requirements.

Every subdivision shall be provided with suitable street lights at each street intersection and at intervals of approximately 300 feet between intersections unless the city council waives this requirement because of special conditions. [Ord. 17-18 § 1, 2018; Ord. 14-00 § 1, 2000; Ord. 53 § 4(G), 1960].

16.04.080 Utility rights-of-way and easements – Required on plat.

All utility rights-of-way and easements shall be dedicated to the city and shown on the plat. [Ord. 17-18 § 1, 2018; Ord. 14-00 § 1, 2000; Ord. 53 § 4(H), 1960].

16.04.090 Advance tax payment required.

All taxes on the property to be platted must be paid one year in advance and indicated by the seal and signature of the county treasurer on the face of the plat. [Ord. 17-18 § 1, 2018; Ord. 14-00 § 1, 2000; Ord. 53 § 4(L), 1960].

16.04.100 Improvements – Individual approval required.

Plans for each improvement shall receive individual approval by the public works director before construction is commenced. [Ord. 17-18 § 1, 2018; Ord. 14-00 § 1, 2000; Ord. 53 § 6, 1960].

16.04.110 Improvements – Public works director review required.

Whenever any improvements or public works are to be installed by a private developer at his expense and dedicated to the city, the plans and specifications of the improvements or public works shall be submitted by the developer to the community development director. The public works director shall review the plans and specifications submitted prior to granting his approval and no construction shall commence until the public works director’s written approval is obtained. This review and approval by the public works director shall be in accordance with such procedures and guidelines as the public works director may from time to time establish. In addition, the public works director may impose on all developers any requirements relating to engineering, construction and guarantees of performance as he may deem necessary for the protection of the city. [Ord. 17-18 § 1, 2018; Ord. 14-00 § 1, 2000; Ord. 262 § 1, 1977].

16.04.120 Application, review and inspection fees.

A. The city council shall establish fees to defray the administrative expenses incurred by the city for the following:

1. Short Plat Application Fee. As set by city council in the master fee schedule, shall be nonrefundable. This fee shall be paid at the time of submission of the application;

2. Preliminary Plat Application Fee. As set by city council in the master fee schedule, shall be nonrefundable. This fee shall be paid at the time of submission of the application;

3. Final Plat Review Fee. As set by the city council in the master fee schedule, shall be nonrefundable. This fee shall be paid at the time of submission of the final plat;

4. Plat Improvement Plan Review Fee. As set by the city council in the master fee schedule, shall be nonrefundable. This estimated fee shall be paid prior to review of the improvement plans and specifications for the final plat by the public works director or his/her designee. The fee is to cover actual costs incurred by the city; any deficiency shall be paid prior to the public works director or his/her designee approving the improvement plans and specifications for a final plat;

5. Construction Inspection Fee. As set by the city council in the master fee schedule, shall be nonrefundable. This 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 Amendment/Alteration Application Fee. As set by city council in the master fee schedule, shall be nonrefundable. This fee shall be paid at the time of submission of the application;

7. Short Plat Exemption Letter Fee. As set by city council in the master fee schedule. This fee shall be paid at the time of submission of the application;

8. Preliminary Subdivision, Short Plat and Binding Site Plan Revision Application Fee. As set by city council in the master fee schedule, shall be nonrefundable. This fee shall be paid at the time of submission of the application.

B. Utility and/or Street Extensions Not Associated with a Plat – Utility and/or Street Extension Plan Review Fee.

1. As set by the city council in the master fee schedule, shall be nonrefundable. This estimated fee shall be paid prior to plan review by the public works director or his/her designee. The fee is to cover actual costs incurred by the city; any deficiency shall be paid prior to the public works director or his/her designee approving the improvement plan.

2. Utility and/or Street Extension Inspection Fee. As set by the city council in the master fee schedule, shall be nonrefundable. This 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 his/her designee approving the improvements.

C. For the purposes of this section, the public works director or his/her 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. [Ord. 17-18 § 1, 2018; Ord. 16-15 § 1 (Att. A), 2015; Ord. 3-14 § 3 (Att. C), 2014; Ord. 14-00 § 1, 2000; Ord. 13-95 § 2, 1995; Ord. 34-94 § 1, 1994; Ord. 30-93 § 1, 1993; Ord. 325 § 1, 1979].

16.04.130 Final plat – General requirements.

A final plat meeting all the requirements of state law, this title, and city regulations must be submitted to the city council for approval within five years of the preliminary plat approval; provided, however, that the part of the preliminary plat related to utility services within the proposed subdivision must be completely constructed and in place within one year of the date of preliminary plat approval, or that portion of the preliminary plat relating to utilities must be resubmitted to the city public works director and the community development director for review and modifications; provided, however, that said review and modifications shall not extend the five-year period within which the final plat must be submitted to the city council for approval.

A. An applicant for a preliminary plat who files a written request with the community development director at least 45 days before the expiration of this five-year period or the one-year extension of the five-year period may be granted a one-year extension by the city council upon a showing that the applicant has attempted in good faith to submit the final plat within five years or has completed the utility portion of the plat within one year. Nothing in this section prevents the city from allowing other extensions of time, not to exceed five years, which may contain additional or altered conditions and requirements.

B. Final Plat Requirements.

1. Letter from the applicant to the community development director requesting the preliminary plat be finalized.

2. Final walkthrough of the streets, utilities, and infrastructure by the city staff, owner, and contractor must be completed and approved.

3. Letter of acceptance from the city for the water/sewer system and the road/storm sewer system or other public improvements.

4. All fees have been paid.

5. One set of as-built utility and street construction plans on a 24-inch by 36-inch four-mil single-matted mylar.

6. One AutoCAD CD, Release (specified by community development director) of the as-built drawings and plat is required by the city. Must be standard AutoCAD Menu, standard fonts, surveyed in accordance with NAD83/91, Washington State Plain South Zone, and drawn on a 1:1 scale. All changes from the original plat and construction drawings must be noted and identified.

7. Nineteen paper copies of the plat map (blue line).

8. Final plat map on four-mil single-matted mylar shall be of such scale as to make a map 22 inches by 30 inches and shall show all courses and distances necessary to re-stake any portion of the plat from the map. All surrounding property shall be labeled in dotted lines whether platted or otherwise.

9. The finished plat must show the description of the property platted, acknowledgments, dedication, finance director’s certificate, approval by public works director and community development director and certificate of the engineer who platted the property. All certificates must be dated when signed, e.g.:

I, ___________________________, Professional Engineer, do hereby certify that the plat of ____________________ is based upon an actual survey and subdivision of Section _______, Township ________, Range _______, that the distances and angles are shown thereon correctly and the monuments have been set and lot corners staked on the ground as shown on the plat.

________________________________Engineer’s Signature

10. Official seals of attesting officers and the engineer who platted the property shall be placed on the plat tracing.

11. The original mylar must have signature blocks for the following city officials:

a. Public works director.

b. Community development director.

c. Mayor.

12. After the plat has been approved, the original mylar shall be filed for record in the office of the Benton County assessor, together with a recorded copy for the public works director and community development director, at the developer’s cost, and becomes the property of the city of West Richland. [Ord. 17-18 § 1, 2018; Ord. 14-00 § 1, 2000; Ord. 13-95 § 2, 1995; Ord. 34-94 § 1, 1994; Ord. 30-93 § 1, 1993; Ord. 325§ 1, 1979].

16.04.140 Revisions of preliminary subdivisions, short plats and binding site plans.

A. A request to revise a plat, short plat or binding site plan that has received preliminary approval shall be submitted to the community development department.

B. Proposed revisions to a preliminary subdivision or binding site plan that would result in a substantial change, as determined by the department, shall be treated as a new application for purposes of vesting and transportation concurrency and shall be reviewed as Type IV land use decisions under WRMC 14.01.030.

C. Proposed revisions to a preliminary short subdivision that would result in a substantial change, as determined by the department, shall be treated as a new application for purposes of vesting and, where applicable, transportation concurrency, and shall be reviewed as a Type I land use decision pursuant to WRMC 14.01.030.

D. For the purpose of this section, a substantial change includes, but is not limited to:

1. The creation of additional lots;

2. The reduction or elimination of open space;

3. A change in use;

4. A change in points of ingress or egress; and

5. A change to conditions of approval of an approved preliminary subdivision, preliminary short subdivision or binding site plan that leads to environmental impacts that were not addressed in the original approval.

E. Proposed changes to a subdivision, short subdivision or binding site plan that do not result in a substantial change, as determined by the department, shall be treated as a minor change and may be approved administratively by the department.

F. For purposes of this section, minor changes include, but are not limited to:

1. Changes to engineering design standards necessitated by changed circumstances, such as reconfiguration or reduction of lots;

2. Changes in lot dimensions that are consistent with the underlying zone;

3. A decrease in the number of lots to be created so long as the minimum lot size and minimum density of the underlying zone is maintained;

4. Changes in timing of phased plans; and

5. Changes to engineering design that reduce construction-related impacts and do not eliminate off-site improvements specifically required as a condition of preliminary approval. [Ord. 17-18 § 1, 2018].