Ritzville City Zoning Code
Division IV
Supplemental Development Provisions
§ 11.135.010 Title.
(Ord. 2188, 5/20/2025)
§ 11.135.020 Application.
(Ord. 2188, 5/20/2025)
§ 11.135.030 Purpose.
The purpose of this chapter is to define the conditions under which a lawfully constructed building or the lawful use of any building or lot existing at the time of passage of the ordinance codified in this title may be continued, although such building or use does not conform to the provisions of this title.
(Ord. 1024 § 11.03.111, 2001; Ord. 2041 § 1 (Exh. A), 2010; Ord. 2188, 5/20/2025)
§ 11.135.040 Authority.
This chapter is adopted pursuant to the authority granted to the City of Ritzville by the Washington State Constitution as a second-class city, the provisions of Chapter 35.23 RCW et seq., Chapter 35.63 RCW et seq., the Planning Act set forth in Chapters 36.70 and 36.70A RCW, Chapters 35.21, 36.01, 36.70B, 36.70C, and 58.17 RCW et seq., and other applicable laws, as these provisions now exist or as hereinafter amended.
(Ord. 2188, 5/20/2025)
§ 11.135.050 Nonconforming uses.
§ 11.135.060 Expansion of nonconforming uses of land.
Nonconforming uses of land shall not be enlarged or increased, nor extended to occupy a greater area of land than was occupied at the effective date of adoption of this chapter, unless such use is authorized under conditional use provisions of the applicable district and a conditional use permit has been issued.
(Ord. 1024 § 11.03.113, 2001; Ord. 2041 § 1 (Exh. A), 2010; Ord. 2188, 5/20/2025)
§ 11.135.070 Nonconforming structures.
A.
Nonconforming buildings and structures shall not be enlarged or altered in any way that increases the nonconformity without the issuance of a variance in accordance with Chapter 11.140 RCC.
B.
In the event that a nonconforming structure is destroyed by any means to an extent of more than 50% of its actual value based on the market valuation placed upon it at the time of its destruction, the use of the structure and the lot upon which it is located shall thereafter conform to all requirements of the use district within which it is located. Any building sought to be repaired or restored after being damaged by fire shall be restored and repaired within one year in order to be entitled to the provisions of this section.
(Ord. 1024 § 11.03.114, 2001; Ord. 2041 § 1 (Exh. A), 2010; Ord. 2188, 5/20/2025)
§ 11.140.020 Application.
§ 11.140.030 Purpose.
The purpose of a variance is to provide relief in cases where the strict application of the development standards in this title would result in undue hardship by virtue of physical peculiarity of a parcel of land. The purpose is to ensure that because of physical characteristics of a property, the property is not deprived privileges commonly enjoyed by other properties in the same zone. A varianceshall not allow a use in a zone where otherwise prohibited.
Variances cannot be requested for changes in land use, increases in density, or changes to previous conditions established by a surface mining permit, administrative use permit, conditional use permit, or contract rezone.
(Ord. 1024 § 11.05.041, 2001; Ord. 2041 § 1 (Exh. A), 2010; Ord. 2188, 5/20/2025)
§ 11.140.040 Authority.
This chapter is adopted pursuant to the authority granted to the City of Ritzville by the Washington State Constitution as a second-class city, the provisions of Chapter 35.23 RCW et seq., Chapter 35.63 RCW et seq., the Planning Act set forth in Chapters 36.70 and 36.70A RCW, Chapters 35.21, 36.01, 36.70B, 36.70C, and 58.17 RCW et seq., and other applicable laws, as these provisions now exist or as hereinafter amended.
(Ord. 2188, 5/20/2025)
§ 11.140.050 Review process.
(Ord. 1024 § 11.05.042, 2001; Ord. 2041 § 1 (Exh. A), 2010; Ord. 2188, 5/20/2025)
§ 11.140.060 Action of the planning commission.
A.
(Ord. 1024 § 11.05.043, 2001; Ord. 2041 § 1 (Exh. A), 2010; Ord. 2188, 5/20/2025)
§ 11.140.070 Time limit on approval of variance.
(Ord. 1024 § 11.05.044, 2001; Ord. 2041 § 1 (Exh. A), 2010; Ord. 2188, 5/20/2025)
§ 11.140.080 Administrative variances (Type I).
A.
Purpose. An administrative variance is a process to apply for a limited exception to certain specific zoning code standards. Through an administrative variance (a Type I decision), the Administrator may, when certain criteria are met, authorize up to a specific amount of relief to specific zoning dimensional standards.
B.
Review Process. An administrative variance shall be subject to a Type I review consistent with RCC § 11.11.110.
C.
The dimensional standards available for relief include variances to setbacks, lot coverage, lot area, lot width, and building height. Administrative variances relating to setbacks, lot coverage, lot area, and lot width shall not exceed 25% of a quantifiable standard. Administrative variances relating to building height shall not exceed 50% of a quantifiable standard.
D.
Administrative variances cannot be requested for changes in land use, increases in density, or changes to previous conditions established by a surface mining permit, administrative use permit, conditional use permit, or contract rezone.
E.
Exceptions to other zoning standards or exceptions requiring a greater degree of relief are subject to the standard Type II variance process, through a public hearing process and decision by the planning commission.
(Ord. 2188, 5/20/2025)
§ 11.140.090 Appeals.
§ 11.145.010 Title.
(Ord. 2188, 5/20/2025)
§ 11.145.020 Application.
(Ord. 2188, 5/20/2025)
§ 11.145.030 Purpose.
It is the purpose of this chapter to allow for the review of proposed uses which, because of considerations of traffic, noise, lighting, hazards, health, and environmental issues, require a case-by-case review to determine if the use is appropriate on the site and in the vicinity. The imposition of conditions on the approval of an application can occur in order to reduce impacts to adjacent properties and uses.
(Ord. 1024 § 11.05.021, 2001; Ord. 2041 § 1 (Exh. A), 2010; Ord. 2188, 5/20/2025)
§ 11.145.040 Authority.
This chapter is adopted pursuant to the authority granted to the City of Ritzville by the Washington State Constitution as a second-class city, the provisions of Chapter 35.23 RCW et seq., Chapter 35.63 RCW et seq., the Planning Act set forth in Chapters 36.70 and 36.70A RCW, Chapters 35.21, 36.01, 36.70B, 36.70C, and 58.17 RCW et seq., and other applicable laws, as these provisions now exist or as hereinafter amended.
(Ord. 2188, 5/20/2025)
§ 11.145.050 Review process.
§ 11.145.060 Approval process.
A.
A temporary use permit may be approved by the Administrator, in whole or in part, with or without conditions, if all of the following findings of fact can be made in an affirmative manner:
1.
The temporary use shall occur for a maximum period of 180 consecutive days for cargo containers no larger than 150 square feet in area, and a maximum of 60 days for storage pods
2.
The operation of the requested use at the location proposed and within the time period specified will not jeopardize, endanger, or otherwise constitute a menace to the public health, safety, or general welfare.
3.
The proposed site is adequate in size and shape to accommodate the temporary use without detriment to the use and enjoyment of other properties in the project vicinity.
4.
The project makes adequate provision for access and circulation, water supply, storm drainage, sanitary sewage disposal, emergency services, and environmental protection.
5.
Adequate temporary parking to accommodate vehicular traffic to be generated by the use will be available either on site or at alternate locations acceptable to the Administrator.
B.
The planning commission may approve a conditional use permit in whole or in part, with or without conditions, if all of the following findings of fact can be made in an affirmative manner:
1.
The project is consistent with the Ritzville Comprehensive Plan and meets the requirements and intent of this title, including the type of land use; the density/intensity of the proposed development; and the protection of critical areas, if applicable.
2.
The project makes adequate provision for access and circulation, water supply, storm drainage, sanitary sewage disposal, emergency services, and environmental protection to ensure that the proposed project would not be detrimental to public health and safety.
3.
The project adequately mitigates impacts identified through the SEPA review process, if required.
4.
The project is beneficial to the public health, safety, and welfare, and is in the public interest.
(Ord. 1024 § 11.05.023, 2001; Ord. 2041 § 1 (Exh. A), 2010; Ord. 2188, 5/20/2025)
§ 11.145.070 Time limit on approval of conditional use permit.
A.
Authorization of a temporary use permit shall be valid for the time specified in the approval, but not to exceed six months.
C.
The planning commission may extend the conditional use permit one year if it finds that the facts on which the conditional use permit was approved have not changed substantially.
D.
If the use authorized under a conditional use permit ceases or is interrupted for six consecutive months or more, then a new conditional use permit will be required.
(Ord. 1024 § 11.05.024, 2001; Ord. 2041 § 1 (Exh. A), 2010; Ord. 2188, 5/20/2025)
§ 11.145.080 Appeals.
Any decision approving, approving with conditions or disapproving any conditional use or temporary use may be appealed in accordance with Chapter 11.170 RCC.
(Ord. 2188, 5/20/2025)
§ 11.150.010 Title.
This chapter shall be called "Site Plan Review."
(Ord. 2188, 5/20/2025)
§ 11.150.020 Application.
This chapter shall apply to all site plans submitted to the City of Ritzville. A site plan shall be required in the following circumstances:
C.
Commercial short plats or binding site plans.
D.
Multifamily or commercial applications.
(Ord. 2188, 5/20/2025)
§ 11.150.030 Purpose.
The purpose of a site plan review is to ensure that certain types of development and all development on sites containing, or within 200 feet of, unique or critical resources protect these resources to the extent possible, and that the public health, safety and welfare of residents of the city is maintained.
(Ord. 1024 § 11.05.031, 2001; Ord. 2041 § 1 (Exh. A), 2010; Ord. 2188, 5/20/2025)
§ 11.150.040 Authority.
This chapter is adopted pursuant to the authority granted to the City of Ritzville by the Washington State Constitution as a second-class city, the provisions of Chapter 35.23 RCW et seq., Chapter 35.63 RCW et seq., the Planning Act set forth in Chapters 36.70 and 36.70A RCW, Chapters 35.21, 36.01, 36.70B, 36.70C, and 58.17 RCW et seq., and other applicable laws, as these provisions now exist or as hereinafter amended.
(Ord. 2188, 5/20/2025)
§ 11.150.050 Review process.
B.
2.
Existing topography and natural features;
3.
Existing and proposed structures and the proposed uses;
4.
Proposed grading, drainage facilities, and location of storage, if applicable;
6.
The location of existing and proposed water, storm, and sanitary sewer lines;
7.
The nature, location, and dimensions of the critical resource area or floodplain area, if any, on or adjacent to the site;
8.
All required technical reports prepared by experts with demonstrated qualifications in the area(s) of concern;
10.
Any additional information deemed necessary by the Administrator or planning commission.
C.
In the case of proposed development within the Flood Management zone, the following shall also be provided:
1.
Estimated flood elevation for a 100-year flood or the flood event having a 1% chance of occurring in any given year, as determined by the Flood Insurance Agency or a qualified professional engineer;
2.
Elevation in relation to mean sea level of the lowest floor, including the basement, of all structures;
3.
Elevation in relation to mean sea level of which any structure has been floodproofed. Where available flood data relates to depth of floodwaters rather than height above mean sea level, then the depth of the 100-year flood should be substituted for elevation data;
4.
Certification by a registered professional engineer or architect that the floodproofing methods for any nonresidential structure meet the floodproofing criteria in Chapter 11.80 RCC;
5.
Description of the extent to which any watercourse will be altered or relocated as a result of proposed development.
(Ord. 1024 § 11.05.032, 2001; Ord. 2041 § 1 (Exh. A), 2010; Ord. 2188, 5/20/2025)
§ 11.150.060 Action of planning commission.
A.
The planning commission may approve a site plan review in whole or in part, with or without conditions, if all of the following findings of fact can be made in an affirmative manner:
1.
The project is consistent with the Ritzville Comprehensive Plan and meets the requirements and intent of this title, including the type of land use and the intensity/density of the proposed development.
2.
The physical location, size, and placement of the development on the site and the location of the proposed uses within the project minimize impacts to any critical resource or floodplain area to the greatest extent possible or are compatible with the character and intended development pattern of the surrounding properties.
3.
The project makes adequate provision for water supply, storm drainage, sanitary sewage disposal, emergency services, and environmental protection to ensure that the proposed project would not be detrimental to public health and safety.
4.
Public access and circulation are adequate to and on the site. In addition, the access and circulation allow for multiple forms of transportation.
6.
The physical location, size, and placement of proposed structures on the site and the location of proposed uses within the project are compatible with and relate harmoniously to the surrounding area.
7.
The project adequately mitigates impacts identified through the SEPA review process, if required.
8.
The project would not be detrimental to the public interest, health, safety, or general welfare.
(Ord. 1024 § 11.05.033, 2001; Ord. 2041 § 1 (Exh. A), 2010; Ord. 2188, 5/20/2025)
§ 11.150.070 Time limit on approval of site plan review.
B.
The planning commission may extend the site plan review one year longer if it finds that the facts upon which the site plan review is approved have not changed substantially.
(Ord. 1024 § 11.05.034, 2001; Ord. 2041 § 1 (Exh. A), 2010; Ord. 2188, 5/20/2025)
§ 11.150.080 Appeals.
§ 11.151.010 Title.
(Ord. 2188, 5/20/2025)
§ 11.151.020 Application.
(Ord. 2188, 5/20/2025)
§ 11.151.030 Purpose.
The text and/or map of this title and the provisions of the Ritzville Comprehensive Plan may be amended to better implement the intent and vision of the Ritzville Comprehensive Plan or protect the health, safety, and welfare of city residents.
(Ord. 1024 § 11.05.051, 2001; Ord. 2041 § 1 (Exh. A), 2010; Ord. 2188, 5/20/2025)
§ 11.151.040 Authority.
This chapter is adopted pursuant to the authority granted to the City of Ritzville by the Washington State Constitution as a second-class city, the provisions of Chapter 35.23 RCW et seq., Chapter 35.63 RCW et seq., the Planning Act set forth in Chapters 36.70 and 36.70A RCW, Chapters 35.21, 36.01, 36.70B, 36.70C, and 58.17 RCW et seq., and other applicable laws, as these provisions now exist or as hereinafter amended.
(Ord. 2188, 5/20/2025)
§ 11.151.050 Initiation of amendment.
C.
Any proposed amendment shall be presented on forms and in the format prescribed by the Commission. Attached to any proposed amendment or supplement shall be an explanation and justification for the proposed change.
D.
A request for a zone boundary change or zone change shall be accompanied by an accurate map at a scale not larger than one inch equals 200 feet showing the affected property and 300 feet in all directions from the property lines. A complete list of all owners of property on the map shall also be submitted.
(Ord. 1024 § 11.05.052, 2001; Ord. 2041 § 1 (Exh. A), 2010; Ord. 2188, 5/20/2025)
§ 11.151.060 Review process.
(Ord. 1024 § 11.05.053, 2001; Ord. 2041 § 1 (Exh. A), 2010; Ord. 2188, 5/20/2025)
§ 11.151.070 Action of planning commission.
The planning commission shall not recommend approval and the council shall not approve an amendment to the comprehensive plan or any implementing ordinance or regulation unless it first makes the following findings and conclusions:
A.
The proposed amendment is consistent with the intent and goals of the Ritzville Comprehensive Plan and meets the requirements and intent of this title.
B.
The City of Ritzville and other responsible agencies and special districts will be able to supply the development resulting from the amended comprehensive plan or implementing ordinance with adequate roads and streets for access and circulation, water supply, storm drainage, sanitary sewage disposal, emergency services, and environmental protection.
(Ord. 1024 § 11.05.054, 2001; Ord. 2041 § 1 (Exh. A), 2010; Ord. 2188, 5/20/2025)
§ 11.151.080 Appeals.
A decision approving, approving with conditions or disapproving any comprehensive plan amendment may be appealed in accordance with Chapter 11.170 RCC.
(Ord. 2188, 5/20/2025)
§ 11.160.010 Title.
This chapter shall be called "Public Notices."
(Ord. 2188, 5/20/2025)
§ 11.160.020 Application.
This chapter shall apply to all public notices distributed in the city.
(Ord. 2188, 5/20/2025)
§ 11.160.030 Purpose.
The intent of this chapter is to provide procedures for the content and distribution of public notices to ensure that interested persons are provided opportunities to review and comment on projects.
(Ord. 1024 § 11.06.051, 2001; Ord. 2041 § 1 (Exh. A), 2010; Ord. 2188, 5/20/2025)
§ 11.160.040 Authority.
This chapter is adopted pursuant to the authority granted to the City of Ritzville by the Washington State Constitution as a second-class city, the provisions of Chapter 35.23 RCW et seq., Chapter 35.63 RCW et seq., the Planning Act set forth in Chapters 36.70 and 36.70A RCW, Chapters 35.21, 36.01, 36.70B, 36.70C, and 58.17 RCW et seq., and other applicable laws, as these provisions now exist or as hereinafter amended.
(Ord. 2188, 5/20/2025)
§ 11.160.050 Notice of application.
A.
Within 14 days of issuing a letter of completeness under RCC § 11.11.080, the Administrator shall issue a notice of application. The notice shall include but not be limited to the following:
2.
Date of application;
3.
The date of the letter of completeness;
5.
A description of the proposed project;
6.
The requested approvals, actions, and/or required studies;
7.
A public comment period not less than 14 nor more than 30 days;
8.
Identification of existing environmental documents;
9.
A city contact and phone number;
10.
The date, time, and place of a public hearing if one has been scheduled;
11.
A statement that the decision on the application will be made within 120 days of the date of the letter of completeness, or such additional time period as set forth in RCC § 11.11.140(B);
12.
A statement of the preliminary determination, if one has been made at the time of notice, of the development regulations that will be used for project mitigation and to determine consistency with this title;
13.
SEPA determination, if known at the time of the notice.
B.
D.
Notice of an application for Type II procedure shall be made as follows:
1.
Publication at least 10 days before the date of a public meeting in the official city newspaper of general circulation;
2.
Mail to all property owners within 300 feet, not including street rights-of-way, of the boundaries of the property which is subject of the hearing. The notice shall be postmarked at least 14 days, but no more than 30 days, prior to the date of the public hearing. Addressed, prestamped envelopes shall be provided by the applicant. The propertyowners shall be as shown on the most recent county assessor's records;
3.
Post notice of the requested action on all street frontages of the property (properties) affected using notices provided by the Administrator.
E.
Notice of an application for Type III procedure shall be made as follows:
1.
Publication at least 10 days before the date of a public meeting in the official City of Ritzville newspaper of general circulation;
2.
If the proposed action is for a specific site, notice shall be mailed to all property owners within 300 feet, not including street rights-of-way, of the boundaries of the property which is subject of the hearing. The notice shall be postmarked at least 14 days, but no more than 30 days, prior to the date of the public hearing. Addressed, prestamped envelopes shall be provided by the applicant. The propertyowners shall be as shown on the most recent county assessor's records;
(Ord. 1024 § 11.06.052, 2001; Ord. 2003 § 3, 2006; Ord. 2041 § 1 (Exh. A), 2010; Ord. 2188, 5/20/2025)
§ 11.160.060 Notice of public hearing.
A.
If the public hearing date is not provided in the notice of application, a separate notice of a public hearing for all development applications shall be given as follows:
1.
Publication at least 10 days before the date of a public meeting, hearing, or pending action in a newspaper of general circulation in the city; and
2.
Mailing at least 10 days before the date of a public meeting, hearing, or pending action to all property owners as shown on the records of the county assessor and to all street addresses of properties within 300 feet, not including street rights-of-way, of the boundaries of the property which is the subject of the meeting or pending action. Addressed, prestamped envelopes shall be provided by the applicant; and
(Ord. 1024 § 11.06.053, 2001; Ord. 2041 § 1 (Exh. A), 2010; Ord. 2188, 5/20/2025)
§ 11.160.070 Notice of decision.
A.
(Ord. 1024 § 11.06.054, 2001; Ord. 2041 § 1 (Exh. A), 2010; Ord. 2188, 5/20/2025)
§ 11.170.020 Application.
(Ord. 2188, 5/20/2025)
§ 11.170.030 Purpose.
The intent of this chapter is to provide procedures for the appeal of a decision on a permit application.
(Ord. 2188, 5/20/2025)
§ 11.170.040 Authority.
This chapter is adopted pursuant to the authority granted to the City of Ritzville by the Washington State Constitution as a second-class city, the provisions of Chapter 35.23 RCW et seq., Chapter 35.63 RCW et seq., the Planning Act set forth in Chapters 36.70 and 36.70A RCW, Chapters 35.21, 36.01, 36.70B, 36.70C, and 58.17 RCW et seq., and other applicable laws, as these provisions now exist or as hereinafter amended.
(Ord. 2188, 5/20/2025)
§ 11.170.050 General provisions.
A.
Any decision on an application for permits described in this title may be appealed, by applicants or parties of record, as follows:
2.
Type II and Type III decisions may be appealed to Adams County superior court within 10 or 21 days, respectively, of the publication of the notice of decision as described in RCC § 11.170.070.
(Ord. 1024 § 11.06.061, 2001; Ord. 2041 § 1 (Exh. A), 2010; Ord. 2188, 5/20/2025)
§ 11.170.060 Filing of an appeal.
(Ord. 1024 § 11.06.062, 2001; Ord. 2041 § 1 (Exh. A), 2010; Ord. 2188, 5/20/2025)
§ 11.170.070 Judicial appeal.
A.
Appeals from the final decision of the planning commission or city council for which other appeals specifically authorized have been timely exhausted shall be made to Adams County superior court within 21 days of the date of publication of the notice of decision, unless another time period is established by state law or local ordinance. No person having actual prior notice of the proceedings of the planning commission or the city council hearings shall have standing to challenge the final action unless such person was a party of record at the final hearing.
B.
Notice of the appeal and any other pleadings required to be filed with the court shall be served to the Administrator.
C.
The cost of transcribing and preparing all records ordered certified by the court or desired by the appellant for such appeal shall be borne by the appellant. The appellant shall post with the city clerk/treasurer prior to the preparation of any records an advance fee deposit in the amount specified by the city clerk/treasurer. Any overage will be promptly returned to the appellant.
(Ord. 1024 § 11.06.063, 2001; Ord. 2041 § 1 (Exh. A), 2010; Ord. 2188, 5/20/2025)
§ 11.170.080 Grievance procedure.
A.
For any grievances not applicable to the above provisions, the City of Ritzville grievance procedure is as follows:
1.
Complaints must be submitted in writing to the Administrator for resolution. A record of each complaint and the action taken will be maintained. The Administrator shall render a decision within 15 working days.
2.
If the complaint cannot be resolved to the satisfaction of the complainant by the Administrator, the matter shall be addressed through one of the following processes:
a.
The complaint shall be referred to a committee appointed by the governing body. The composition of the committee, its procedural rules for hearing complaints, and its contact information shall be made publicly available. The committee shall conduct hearings in an objective and public manner, providing adequate public notice. A written decision shall be issued within 30 working days of the hearing. All proceedings of the committee shall be recorded and maintained as part of the public record.
3.
A record of action taken on each complaint will be maintained as a part of the records or meetings at each level of the grievance process. (Resolution #2009-09).
(Ord. 2188, 5/20/2025)
§ 11.205.010 Title.
This chapter shall be called "Subdivisions – General."
(Ord. 2188, 5/20/2025)
§ 11.205.020 Application.
This chapter shall apply to any subdivision or development within the City of Ritzville.
(Ord. 2188, 5/20/2025)
§ 11.205.030 Purpose.
The purpose of this chapter is to:
A.
Regulate the division of land and promote the public health, safety, and general welfare of the residents of the City of Ritzville in accordance with standards established by the State to prevent the overcrowding of land;
B.
Provide the most beneficial relationship between the uses of land and buildings and the circulation of traffic throughout the City of Ritzville, with particular regard to the avoidance of congestion in the streets and highways, the provision of suitable ingress and egress, and the creation of safe and adequate pedestrian and traffic movements appropriate to the various uses of land and buildings;
C.
Protect the character and the social and economic stability of the City of Ritzville and encourage the orderly and beneficial development of the community through appropriate growth management techniques assuring the timing and sequencing of development;
D.
Ensure that public facilities, such as streets, water, sewerage, parks and recreation areas and other public services, are sufficient and concurrent with development;
E.
Ensure proper legal descriptions and monumenting of divided land; and
F.
Provide for the expeditious review and approval of proposed subdivisions which conform to the comprehensive plan, zoning standards and local plans as adopted.
(Ord. 1024 § 11.04.010, 2001; Ord. 2041 § 1 (Exh. A), 2010; Ord. 2188, 5/20/2025)
§ 11.205.040 Authority.
§ 11.205.050 Scope and compliance.
A.
Any division, redivision, platting or subdivision or any division of land containing a dedication of any part to any public purpose, such as a public street, highway, or public open space, shall comply with the provisions of this chapter.
B.
1.
Cemeteries and burial plots while used for that purpose;
2.
Division of land into lots or tracts, each of which is one-sixty-fourth of a section of land or larger, or 10 acres or larger, if the land is not capable of description as a fraction of a section of land. For purposes of computing the size of any lot under this subsection which borders on a street or road, excluding limited-access streets or roads, 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 the centerline;
3.
Divisions of land which are the result of the actions of governmental agencies, such as condemnation for road construction purposes;
4.
Division of land made by testamentary provisions, or the laws of descent;
5.
A division made for the purpose of adjusting boundary lines which 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, depth, and area for a building site;
6.
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 city regulations;
7.
A division for the purpose of lease when no residential structures other than mobile homes or travel trailers are to be placed upon the land when a binding site plan has been approved for the use of the land;
8.
A division for the purpose of alteration by adjusting boundary lines, between platted or unplatted lots or both, which does not create any additional lot, tract, parcel, site, or division which contains insufficient area for a building site; and
9.
Divisions of land into lots or tracts if:
b.
A city, town or county has approved a binding site plan for such land; and
c.
The binding site plan contains thereunto the following statement:
All development of the land described herein shall be in accordance with the binding site plan, as it may be amended. 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.
(Ord. 1024 § 11.04.020, 2001; Ord. 2041 § 1 (Exh. A), 2010; Ord. 2188, 5/20/2025)
§ 11.210.020 Application.
§ 11.210.030 Purpose.
This chapter is intended to uniformly regulate the plats within the city.
(Ord. 2188, 5/20/2025)
§ 11.210.040 Authority.
This chapter is adopted pursuant to the authority granted to the City of Ritzville by the Washington State Constitution as a second-class city, the provisions of Chapter 35.23 RCW et seq., Chapter 35.63 RCW et seq., the Planning Act set forth in Chapters 36.70 and 36.70A RCW, Chapters 35.21, 36.01, 36.70B, 36.70C, and 58.17 RCW et seq., and other applicable laws, as these provisions now exist or as hereinafter amended.
(Ord. 2188, 5/20/2025)
§ 11.210.050 Short plats.
Short plats, the division of land into four or fewer parcels, shall be processed in accordance with Chapter 11.215 RCC and RCC § 11.11.110.
(Ord. 1024 § 11.04.040, 2001; Ord. 2041 § 1 (Exh. A), 2010; Ord. 2188, 5/20/2025)
§ 11.210.060 Prohibition on further division.
Property in a short plat subdivision shall not be further divided in any manner within a period of five years without the filing of a final plat, except if the short plat contains fewer than four lots. If the short plat contains fewer than four lots, the property ownermay alter the short plat within the five-year period to create up to a total of four lots within the original short plat boundaries.
(Ord. 1024 § 11.04.041, 2001; Ord. 2041 § 1 (Exh. A), 2010; Ord. 2188, 5/20/2025)
§ 11.210.070 Preliminary subdivision plats.
§ 11.210.080 Final plats.
Final plats, which are the final approval of a preliminary subdivision plat, shall be processed in accordance with Chapters 11.11 and 11.255 RCC.
(Ord. 1024 § 11.04.060, 2001; Ord. 2041 § 1 (Exh. A), 2010; Ord. 2188, 5/20/2025)
§ 11.215.010 Title.
This chapter shall be called "Short Plat."
(Ord. 2188, 5/20/2025)
§ 11.215.020 Application.
This chapter shall apply to all short plats within the city.
(Ord. 2188, 5/20/2025)
§ 11.215.030 Purpose.
The purpose of a short plat is to provide a simplified process to divide property into four or fewer lots with a level of review that is proportional to the effect those lots may have on the surrounding area.
(Ord. 1024 § 11.05.081, 2001; Ord. 2041 § 1 (Exh. A), 2010; Ord. 2188, 5/20/2025)
§ 11.215.040 Authority.
This chapter is adopted pursuant to the authority granted to the City of Ritzville by the Washington State Constitution as a second-class city, the provisions of Chapter 35.23 RCW et seq., Chapter 35.63 RCW et seq., the Planning Act set forth in Chapters 36.70 and 36.70A RCW, Chapters 35.21, 36.01, 36.70B, 36.70C, and 58.17 RCW et seq., and other applicable laws, as these provisions now exist or as hereinafter amended.
(Ord. 2188, 5/20/2025)
§ 11.215.050 Review process.
Any person, firm, or corporation may make application for a preliminary subdivision plat. A preliminary subdivision plat application shall include the following and shall be submitted to the Administrator.
B.
A legal description of all lands included in the proposed preliminary subdivision. In the event that the boundaries are described by metes and bounds, the accuracy of the description shall be attested to and signed by a professional land surveyor.
D.
Name of the proposed subdivision, name of the subdivider, and name of the person preparing the preliminary plat.
F.
All land that the applicant proposes to subdivide and all land immediately adjacent extending 100 feet in all directions from the site perimeter.
H.
Completed environmental checklist or documentation, if applicable.
I.
A complete application form with applicable fees in accordance with the fee schedule adopted by the city council.
K.
Additional information deemed necessary by the Administrator including, but not limited to, supplemental technical or environmental studies or reports, topography, easements, applicable codes, covenants and restrictions, proposed roadway layouts and sections and other information to ensure a thorough and complete review of the proposed subdivision.
(Ord. 1024 § 11.05.092, 2001; Ord. 2041 § 1 (Exh. A), 2010; Ord. 2188, 5/20/2025)
§ 11.215.060 Action by Administrator.
B.
The Administrator may approve a short plat, with or without conditions, if all of the following findings of fact can be made in an affirmative manner:
1.
The proposed short plat is in compliance with the Ritzville Comprehensive Plan requirements, Adams County health district and any other such plans developed pursuant to law. In addition, if the property, in part or total, abuts a state highway, the proposed short plat is in compliance with any rules of Washington State Department of Transportation.
2.
The physical characteristics of the site, including but not limited to topography, soil conditions, or unique natural features such as susceptibility to flooding, wildlife habitat, or wetlands, have been considered in the project design.
3.
The proposed short plat is in compliance with all applicable standards in this title.
4.
The appropriate provisions have been made for dedications, easements, and reservations.
5.
The public use and interest will be served by the short plat.
6.
The following facilities are adequate to serve the proposed short plat before or concurrent with development of the preliminary plat:
7.
If applicable, the terms and conditions of the approved subdivision within which the short plat is located have been met.
(Ord. 1024 § 11.05.083, 2001; Ord. 2041 § 1 (Exh. A), 2010; Ord. 2188, 5/20/2025)
§ 11.215.070 Time limit on permit for a short plat.
§ 11.215.080 Appeals.
Any decision approving, approving with conditions or disapproving any short plat may be appealed in accordance with Chapter 11.170 RCC.
(Ord. 2188, 5/20/2025)
§ 11.220.010 Title.
§ 11.220.020 Application.
§ 11.220.030 Purpose.
The purpose of a preliminary subdivision plat is to provide a simplified process to divide property into five or more lots with a level of review that is proportional to the effect those lots may have on the surrounding area.
(Ord. 1024 § 11.05.091, 2001; Ord. 2041 § 1 (Exh. A), 2010; Ord. 2188, 5/20/2025)
§ 11.220.040 Authority.
This chapter is adopted pursuant to the authority granted to the City of Ritzville by the Washington State Constitution as a second-class city, the provisions of Chapter 35.23 RCW et seq., Chapter 35.63 RCW et seq., the Planning Act set forth in Chapters 36.70 and 36.70A RCW, Chapters 35.21, 36.01, 36.70B, 36.70C, and 58.17 RCW et seq., and other applicable laws, as these provisions now exist or as hereinafter amended.
(Ord. 2188, 5/20/2025)
§ 11.220.050 Review process.
Any person, firm, or corporation may make application for a preliminary subdivision plat. A preliminary subdivision plat application shall include the following and shall be submitted to the Administrator:
B.
A legal description of all lands included in the proposed preliminary subdivision. In the event that the boundaries are described by metes and bounds, the accuracy of the description shall be attested to and signed by a professional land surveyor.
D.
Name of the proposed subdivision, name of the subdivider, and name of the person preparing the preliminary plat.
F.
All land that the applicant proposes to subdivide and all land immediately adjacent extending 100 feet in all directions from the site perimeter.
H.
Completed environmental checklist or documentation, if applicable.
I.
A complete application form with applicable fees in accordance with the fee schedule adopted by the city council.
K.
Additional information deemed necessary by the Administrator including, but not limited to, supplemental technical or environmental studies or reports, topography, easements, applicable codes, covenants and restrictions, proposed roadway layouts and sections and other information to ensure a thorough and complete review of the proposed subdivision.
(Ord. 1024 § 11.05.092, 2001; Ord. 2041 § 1 (Exh. A), 2010; Ord. 2188, 5/20/2025)
§ 11.220.060 Action by planning commission.
A.
The planning commission may recommend approval of a preliminary subdivision plat, with or without conditions, if all of the following findings of fact can be made in an affirmative manner:
1.
The proposed preliminary subdivision is in compliance with the Ritzville Comprehensive Plan, any requirements of the Adams County health district, and any other such plans developed pursuant to law. In addition, if the property, in part or total, abuts a State highway, the proposed preliminary subdivision is in compliance with any rules of Washington State Department of Transportation.
2.
The physical characteristics of the site, including but not limited to topography, soil conditions, or unique natural features such as susceptibility to flooding, wildlife habitat, or wetlands, have been considered in the project design.
3.
The proposed subdivision is in compliance with all applicable standards in this title.
4.
The appropriate provisions have been made for dedications, easements, and reservations.
6.
The following facilities are adequate to serve the proposed short plat or subdivision before or concurrent with development of the preliminary plat:
7.
If phasing is proposed:
a.
The phasing plan includes all land within the preliminary plat;
b.
Each phase is an independent planning unit with safe and convenient circulation and with facilities and utilities coordinated with requirements established for the entire plat; and
c.
All road improvements requirements are assured.
B.
The city council shall review and affirm or modify the planning commission recommendation at a public hearing held to take testimony on the proposed preliminary subdivision plat.
(Ord. 1024 § 11.05.093, 2001; Ord. 2041 § 1 (Exh. A), 2010; Ord. 2188, 5/20/2025)
§ 11.220.070 Time limit on approval of a preliminary subdivision.
A.
Approval of a preliminary subdivision plat shall be valid for five years, during which time an application for a final subdivision meeting all the requirements of Division IV of this title, Supplemental Development Provisions, and of the preliminary subdivision approval shall be made.
B.
The applicant may request a one-year extension prior to the expiration of the preliminary approval. The request for extension may be granted by the city council; provided, that an attempt in good faith has been made to submit the final plat within the five-year period and that there have been no significant changes to the City of Ritzville's policies or this title.
(Ord. 1024 § 11.05.094, 2001; Ord. 2041 § 1 (Exh. A), 2010; Ord. 2188, 5/20/2025)
§ 11.220.080 Appeals.
§ 11.225.010 Title.
This chapter shall be called "Final Plat."
(Ord. 2188, 5/20/2025)
§ 11.225.020 Application.
This chapter shall apply to all final plats within the city.
(Ord. 2188, 5/20/2025)
§ 11.225.030 Purpose.
The purpose of a final plat is to ensure that all conditions of the preliminary short plat or preliminary subdivision plat approvals have been satisfied prior to the recordation of the map.
(Ord. 1024 § 11.05.121, 2001; Ord. 2041 § 1 (Exh. A), 2010; Ord. 2188, 5/20/2025)
§ 11.225.040 Authority.
This chapter is adopted pursuant to the authority granted to the City of Ritzville by the Washington State Constitution as a second-class city, the provisions of Chapter 35.23 RCW et seq., Chapter 35.63 RCW et seq., the Planning Act set forth in Chapters 36.70 and 36.70A RCW, Chapters 35.21, 36.01, 36.70B, 36.70C, and 58.17 RCW et seq., and other applicable laws, as these provisions now exist or as hereinafter amended.
(Ord. 2188, 5/20/2025)
§ 11.225.050 Review process.
Every final plat document shall include all components required for processing a preliminary plat based on RCC § 11.220.050, as well as an accurate map of the divided land, based upon a complete survey, including the following information:
A.
All section, including quarter section and quarter quarter section, township, municipal and county lines, lying within or adjacent to the land.
B.
The location of all monuments, found or set, or other evidence used as ties to establish the subdivision boundaries. The location of all monuments found and established within the subdivision.
C.
The boundary of the divided land with complete hearings and lineal dimensions.
(Ord. 1024 § 11.05.122, 2001; Ord. 2041 § 1 (Exh. A), 2010; Ord. 2188, 5/20/2025)
§ 11.225.060 Action by city council.
The city council shall approve the final plat if all of the following findings of fact can be made in an affirmative manner. There shall be no public hearing for approval of final plats.
A.
The final plat meets the requirements of Chapter 58.17 RCW, other applicable State laws, and all requirements for plat approval in this title.
B.
The final plat has met all the conditions and conforms to all terms of the preliminary approval.
(Ord. 2188, 5/20/2025)
§ 11.225.070 Approval and recordation.
A.
A subdivision shall be governed by the terms of approval of the final plat, and the statutes, ordinances, and regulations in effect at the time of approval under RCW 58.17.150(1) and (3).
(Ord. 1024 § 11.05.124, 2001; Ord. 2041 § 1 (Exh. A), 2010; Ord. 2188, 5/20/2025)
§ 11.225.080 Appeals.
Any decision approving, approving with conditions or disapproving any final plat may be appealed in accordance with Chapter 11.170 RCC.
(Ord. 2188, 5/20/2025)
§ 11.230.010 Title.
This chapter shall be called "Vacation and Alteration."
(Ord. 2188, 5/20/2025)
§ 11.230.020 Application.
This chapter shall apply to all vacations and alterations in the city.
(Ord. 2188, 5/20/2025)
§ 11.230.030 Purpose.
The purpose of a vacation and alteration procedure is to allow for the deletion or alteration of a dedicated right-of-way or easement.
(Ord. 1024 § 11.05.131, 2001; Ord. 2041 § 1 (Exh. A), 2010; Ord. 2188, 5/20/2025)
§ 11.230.040 Authority.
This chapter is adopted pursuant to the authority granted to the City of Ritzville by the Washington State Constitution as a second-class city, the provisions of Chapter 35.23 RCW et seq., Chapter 35.63 RCW et seq., the Planning Act set forth in Chapters 36.70 and 36.70A RCW, Chapters 35.21, 36.01, 36.70B, 36.70C, and 58.17 RCW et seq., and other applicable laws, as these provisions now exist or as hereinafter amended.
(Ord. 2188, 5/20/2025)
§ 11.230.050 Action by city council.
B.
The city council at a public hearing may approve of a vacation and alteration request, with or without conditions, if all of the following findings of fact can be made in an affirmative manner:
1.
The alteration to the previously approved subdivision is in compliance with the Ritzville Comprehensive Plan and this title.
2.
The public use will be served by the alteration to the previously approved subdivision.
(Ord. 1024 § 11.05.132, 2001; Ord. 2041 § 1 (Exh. A), 2010; Ord. 2188, 5/20/2025)
§ 11.230.060 Approval and recordation.
§ 11.230.070 Appeals.
Any decision approving, approving with conditions or disapproving any vacation or alteration may be appealed in accordance with Chapter 11.170 RCC.
(Ord. 2188, 5/20/2025)
§ 11.240.020 Application.
§ 11.240.030 Purpose.
§ 11.240.040 Authority.
This chapter is adopted pursuant to the authority granted to the City of Ritzville by the Washington State Constitution as a second-class city, the provisions of Chapter 35.23 RCW et seq., Chapter 35.63 RCW et seq., the Planning Act set forth in Chapters 36.70 and 36.70A RCW, Chapters 35.21, 36.01, 36.70B, 36.70C, and 58.17 RCW et seq., and other applicable laws, as these provisions now exist or as hereinafter amended.
(Ord. 2188, 5/20/2025)
§ 11.240.050 Bond in lieu of construction.
In lieu of the completion of the actual construction of any required improvements or monumentation prior to the approval of a short or final plat, the Administrator or council may accept a bond, or other form of financial security, approved by the Administrator or his/her designee and by the City of Ritzville attorney, in an amount and with surety and conditions satisfactory to it, or other secure method, providing for and securing to the City of Ritzville the actual construction and installation of such improvements within a period specified by the City of Ritzville and expressed in the bonds. In addition, the City of Ritzville may require the posting of a bond securing to the City of Ritzville the successful operation of improvements for up to two years after final approval.
(Ord. 1024 § 11.04.100(A), 2001; Ord. 2041 § 1 (Exh. A), 2010; Ord. 2188, 5/20/2025)
§ 11.240.060 Design and certification.
All bonded improvements shall be designed and certified by or under the supervision of a registered civil engineer prior to the acceptance of the improvements.
(Ord. 1024 § 11.04.100(B), 2001; Ord. 2041 § 1 (Exh. A), 2010; Ord. 2188, 5/20/2025)
§ 11.245.010 Title.
This chapter shall be called "Monumentation."
(Ord. 2188, 5/20/2025)
§ 11.245.020 Application.
This chapter shall apply to all monuments within the city.
(Ord. 2188, 5/20/2025)
§ 11.245.030 Purpose.
This chapter is intended to uniformly regulate monuments for the exterior boundaries of subdivisions.
(Ord. 2188, 5/20/2025)
§ 11.245.040 Authority.
This chapter is adopted pursuant to the authority granted to the City of Ritzville by the Washington State Constitution as a second-class city, the provisions of Chapter 35.23 RCW et seq., Chapter 35.63 RCW et seq., the Planning Act set forth in Chapters 36.70 and 36.70A RCW, Chapters 35.21, 36.01, 36.70B, 36.70C, and 58.17 RCW et seq., and other applicable laws, as these provisions now exist or as hereinafter amended.
(Ord. 2188, 5/20/2025)
§ 11.245.050 Requirement.
All front and rear corners shall be set with monuments, except as provided in RCC § 11.245.060.
(Ord. 1024 § 11.04.110(A), 2001; Ord. 2041 § 1 (Exh. A), 2010; Ord. 2188, 5/20/2025)
§ 11.245.060 Exterior boundaries.
All monuments for the exterior boundaries of the subdivision shall be set and referenced on the plat prior to plat recording. Interior monuments need not be set prior to recording if the developer certifies that the interior monuments shall be set within 90 days of final subdivision construction inspection by the City of Ritzville, and if the developer guarantees and certifies the interior monumentation.
(Ord. 1024 § 11.04.110(B), 2001; Ord. 2041 § 1 (Exh. A), 2010; Ord. 2188, 5/20/2025)
§ 11.250.010 Title.
This chapter shall be called "Design Standards."
(Ord. 2188, 5/20/2025)
§ 11.250.020 Application.
§ 11.250.030 Purpose.
The purpose of design standards is to create land divisions that are efficient and safe and that fit within the overall pattern of the community.
(Ord. 1024 § 11.04.071, 2001; Ord. 2041 § 1 (Exh. A), 2010; Ord. 2188, 5/20/2025)
§ 11.250.040 Authority.
This chapter is adopted pursuant to the authority granted to the City of Ritzville by the Washington State Constitution as a second-class city, the provisions of Chapter 35.23 RCW et seq., Chapter 35.63 RCW et seq., the Planning Act set forth in Chapters 36.70 and 36.70A RCW, Chapters 35.21, 36.01, 36.70B, 36.70C, and 58.17 RCW et seq., and other applicable laws, as these provisions now exist or as hereinafter amended.
(Ord. 2188, 5/20/2025)
§ 11.250.050 General provisions.
A.
Land which is found to be unsuitable due to bad drainage, slopes of more than 20% or land with rock or unstable soil conditions shall not be subdivided unless the plans include the design and installation of devices necessary for correction or control of conditions.
B.
If existing utilities are not adequate or cannot be practically installed, a proposed land division may be rejected until such time as necessary modifications to the system(s) are made to allow for adequate service. As a condition of a land division approval, the City of Ritzville may require the costs of modification be borne by the subdivider.
C.
The subdivider may be required to provide utilities on site and off site to meet the minimum level of service established in the Ritzville Comprehensive Plan.
D.
If a subdivider is required to install utilities that are greater than the minimum provided in this chapter to implement the development of the comprehensive plan to serve areas other than the proposed subdivision, the City of Ritzville may reimburse the subdivider for the additional costs for the larger infrastructure.
(Ord. 1024 § 11.04.072, 2001; Ord. 2041 § 1 (Exh. A), 2010; Ord. 2188, 5/20/2025)
§ 11.250.060 Streets.
A.
The on-site street system shall be coordinated with existing, proposed, and anticipated streets beyond the land that is being divided into lots. The arrangement of streets shall provide for the continuation of principal streets and adjacent properties for the convenient movement of traffic, effective fire protection, efficient provision of utilities and conformance with the comprehensive plan.
B.
Whenever connections to anticipated or proposed surrounding streets are required, the street right-of-way shall be extended and the street developed to the property line of the subdivided property, or to the edge of the undeveloped portion of a single tract, at the point where the connection to the anticipated or proposed street is expected. In addition, the Administrator may require temporary turnarounds to be constructed at the end of such streets pending their extension when such turnarounds appear necessary to facilitate the flow of traffic or accommodate emergency vehicles.
D.
Clear visibility shall be provided for a minimum distance of 10 feet at intersections, as measured along the property line of the streets, or as approved by the city engineer based on street alignment and gradients.
E.
Local or Residential | Collector | Arterial | |
|---|---|---|---|
Required Right-of-Way | 60 feet | 60 feet | 80 – 100 feet |
Required Pavement Width | 20 feet (28 with parking) | 24 feet (40 with parking) | 60 feet |
Design Speed | 25 miles per hour | 35 miles per hour | 35 miles per hour |
Maximum Length of Cul-de-Sacs | 300 feet | Not allowed | Not allowed |
Minimum Radius of Turnaround for Cul-de-Sacs | 30 feet | Not allowed | Not allowed |
(Ord. 1024 § 11.04.073, 2001; Ord. 2041 § 1 (Exh. A), 2010; Ord. 2188, 5/20/2025)
§ 11.250.070 Block sizes.
A.
Blocks shall have sufficient depth to provide for two tiers of lots which meet the development standards of the district in which the property is located. The lengths, widths and shapes of blocks shall be such as are appropriate for the location but block lengths in residential zones shall not be less than 300 feet except that block lengths with frontage on major arterials should not be less than 1,000 feet.
C.
The subdivider may be required to provide an easement through a block to create pedestrian connectivity at a mid-block point when determined to be essential to provide circulation or access to schools, parks, retail areas, or other destination points. Minimum width of a pedestrian walkway placed in the easement shall be four feet.
(Ord. 1024 § 11.04.074, 2001; Ord. 2041 § 1 (Exh. A), 2010; Ord. 2188, 5/20/2025)
§ 11.250.080 Access.
B.
If access to the subdivision is required across land under the jurisdiction of another local government, the planning commission may request assurance from the local government that access is legally established, and that the access road is adequately improved, or that a guarantee has been executed and is sufficient to assure the construction of the access road.
(Ord. 1024 § 11.04.075, 2001; Ord. 2041 § 1 (Exh. A), 2010; Ord. 2188, 5/20/2025)
§ 11.250.090 Lot frontage.
§ 11.250.100 Lot dimensions.
If lots within a proposed short plat or preliminary subdivision plat are more than double the minimum required area for the zoning district, the planning commission may require that those lots be arranged so as to allow further subdivision and the opening of future streets where they would be necessary to serve potential lots.
(Ord. 1024 § 11.04.077, 2001; Ord. 2041 § 1 (Exh. A), 2010; Ord. 2188, 5/20/2025)
§ 11.250.110 Curbs, sidewalks, and planter strips.
Sidewalks: | Local or Residential | Collector | Arterial |
|---|---|---|---|
Residential zones | 5 feet | 5 feet | 6 feet |
Commercial and public zones | 8 feet | 8 feet | 8 feet |
Industrial zones | 6 feet | 6 feet | 6 feet |
A.
Where there are existing sidewalks, the width of any new sidewalk section shall match the existing sidewalk unless other sidewalk standards are required by the Americans with Disabilities Act (ADA). If the existing sidewalk is narrower than what is required by this chapter, after connecting to the existing sidewalk, the new sidewalk shall be gradually increased to match the width required by this chapter wherever feasible. If the existing sidewalk is wider than what is required by this chapter, the new sidewalk shall maintain the existing sidewalk width for the entire project.
B.
Within a planned development, curbside sidewalks may be replaced as a functional equivalent by a separate path or trail with equivalent surface and dimensions, with all-weather impervious surfacing on a public easement, when approved as part of the homeowners association ownership and responsibility in lieu of public sidewalks as normally placed adjacent to the roadway and serving the same function. Along the perimeter boundary of the PD, the public street and sidewalk improvements shall be in accordance with these provisions.
C.
Sidewalks, where necessary because of topographic constraints, may be, upon approval of the Administrator, required on only one side.
G.
Mailboxes shall be placed so the bottom of the mailbox is no less than 44 inches above the street grade, and they shall not be located in such a way so as to obstruct a portion of a sidewalk. The front of a mailbox must be one foot in back of a curb face, or the back of a sidewalk, whichever is applicable. Mailboxes shall be on posts strong enough to give firm support but not to exceed four-inch-by-four-inch wood or one-and-one-half inch diameter pipe or other material with comparable breakaway characteristics.
H.
Concrete curbs six inches wide and six inches high, measured from the finished pavement, shall be constructed in accordance with the standard specifications.
(Ord. 1024 § 11.04.078, 2001; Ord. 2041 § 1 (Exh. A), 2010; Ord. 2188, 5/20/2025)
§ 11.250.120 Street amenities.
A.
One street tree shall be planted within the planting strip of the public right-of-way for every 40 feet of lot frontage along the existing or proposed road. A waiver may be granted by the city council if there are trees growing along the right-of-way or on the abutting property which, in the judgment of the city council, comply with this regulation.
(Ord. 1024 § 11.04.079, 2001; Ord. 2041 § 1 (Exh. A), 2010; Ord. 2188, 5/20/2025)
§ 11.250.130 Water facilities.
§ 11.250.140 Drainage and storm water.
A.
Lots shall be graded so as to provide positive drainage away from all buildings and individual lot drainage shall be coordinated with the proposed storm drain pattern of the area. Storm water runoff from individual lots shall be detained and treated on-site, so that the general storm drainage pattern in the area will not be disrupted.
B.
In areas where on-site storm water detention and/or treatment system are not possible, an adequate storm water system including necessary pipes, culverts, catch basins and any other necessary appurtenances shall be provided for the proper drainage of surface water. The inflow of storm waters into sanitary sewers shall be prohibited.
(Ord. 1024 § 11.04.081, 2001; Ord. 2041 § 1 (Exh. A), 2010; Ord. 2188, 5/20/2025)
§ 11.250.150 Sanitary sewer facilities.
§ 11.250.160 Public utilities and easements.
B.
All new utility facilities, including but not limited to gas, electric power, telephone, and CATV cables, shall be located underground throughout the subdivision. Whenever existing utility facilities are located above ground, except when existing on public roads and rights-of-way, they shall be removed and placed underground.
(Ord. 1024 § 11.04.083, 2001; Ord. 2041 § 1 (Exh. A), 2010; Ord. 2188, 5/20/2025)
§ 11.250.170 Dedication of public park.
A.
Land within a short plat or preliminary subdivision that is indicated in the comprehensive plan as public open space may be required to be reserved by the subdivider for purchase by the public within a one-year period of time after final subdivision approval.
B.
If the preliminary plat includes a dedication of a public park with an area of less than two acres and the donor has designated that the park be named in honor of a deceased individual of good character, the city council shall adopt the designated name.
(Ord. 1024 § 11.04.084, 2001; Ord. 2041 § 1 (Exh. A), 2010; Ord. 2188, 5/20/2025)
§ 11.250.180 Naming of divided land.
The proposed name of a short plat or subdivision shall not duplicate, or closely approximate phonetically, the name of any other division of land.
(Ord. 1024 § 11.04.085, 2001; Ord. 2041 § 1 (Exh. A), 2010; Ord. 2188, 5/20/2025)
§ 11.250.190 Protective covenants.
If a property owner has covenants or deed restrictions on a proposed short plat or subdivision, the recording date of said covenants or deed restrictions shall be on the face of the plat.
(Ord. 1024 § 11.04.086, 2001; Ord. 2041 § 1 (Exh. A), 2010; Ord. 2188, 5/20/2025)
§ 11.250.200 Solar access.
§ 11.250.210 Flood, inundation or swamp conditions.
A proposed plat may be denied because of flood, inundation, or swamp conditions. Construction of protective improvements may be required as a condition of approval, and such improvements shall be noted on the final plat. No plat shall be approved covering any land situated in a flood control zone as provided in Chapter 86.16 RCW without the prior written approval of the State Department of Ecology.
(Ord. 1024 § 11.04.088, 2001; Ord. 2041 § 1 (Exh. A), 2010; Ord. 2188, 5/20/2025)
§ 11.250.220 Wind energy facility.
§ 11.255.010 Title.
This chapter shall be called "Binding Site Plan."
(Ord. 2188, 5/20/2025)
§ 11.255.020 Application.
This chapter shall apply to all binding site plans in the city. The binding site plan process and procedures specified in this chapter may only be used for the following:
A.
The division of land for the sale or lease of commercially or industrially zoned property (upon which no residential structures will be placed) when more than one principal building is to be constructed on one lot of record. The binding site plan process is an alternative method of subdividing commercial or industrial property.
B.
The division of land for the purposes of leasing lots for manufactured housing or recreational vehicles. The binding site plan process is the sole and mandatory method of subdividing land for the purpose of leasing lots for manufactured housing or recreational vehicles.
(Ord. 1024 § 11.05.102, 2001; Ord. 2041 § 1 (Exh. A), 2010; Ord. 2188, 5/20/2025)
§ 11.255.030 Purpose.
The procedures regulating binding site plans are established in accordance with RCW 58.17.100 for the purpose of:
A.
Providing an alternative procedure for the orderly and efficient division of land into lots for the purpose of lease or sale for industrial or commercial uses of the land (upon which no residential structures will be placed) when more than one principal building is to be constructed on one lot of record;
B.
Providing the sole and mandatory procedure for the orderly and efficient division of land into lots for the purpose of lease for manufactured housing or recreational vehicles; and
C.
Promoting the general health, safety, and welfare.
(Ord. 1024 § 11.05.101, 2001; Ord. 2041 § 1 (Exh. A), 2010; Ord. 2188, 5/20/2025)
§ 11.255.040 Authority.
This chapter is adopted pursuant to the authority granted to the City of Ritzville by the Washington State Constitution as a second-class city, the provisions of Chapter 35.23 RCW et seq., Chapter 35.63 RCW et seq., the Planning Act set forth in Chapters 36.70 and 36.70A RCW, Chapters 35.21, 36.01, 36.70B, 36.70C, and 58.17 RCW et seq., and other applicable laws, as these provisions now exist or as hereinafter amended.
(Ord. 2188, 5/20/2025)
§ 11.255.050 Application for binding site plan.
A.
Binding site plan applications and maps shall be submitted to the Administrator on forms prescribed by the City of Ritzville and shall contain the following:
1.
All documents, maps, and survey notes shall clearly show the name of the binding site plan, the name(s) of the applicant(s) and the name of the professional land surveyor responsible to the applicant(s);
2.
The title shall include the type of binding site plan (commercial, industrial, mobile home park or recreational vehicle park) and read as follows:
(Type of) Binding Site Plan
of
(Name of Plat or Short Plat)
A Record of Survey
3.
The lines and names of all existing or platted streets or other public ways, parks, playgrounds, easements, and dedications, including municipal boundaries, township lines, and section lines adjacent to or within the binding site plan;
5.
The location and dimensions of all existing and proposed water and sewer mains, public or private, and all existing and proposed streets and rights-of-way to be held privately or dedicated to the city;
6.
Parking areas, loading areas, and landscaping areas;
7.
The location of all access points which access a public street or right-of-way;
9.
The lengths and bearings of all straight lines, curve radii, arcs, and semi-tangents of all curves;
11.
Suitable primary control points approved by the Administrator, or descriptions and ties to such control points, to which all dimensions, angles, bearings, and similar data given on the plan shall be referred;
12.
The location of all permanent monuments, property corners, and lot corners;
13.
The names of all immediately adjacent subdivisions;
14.
The date, true north point, scale, datum plane, and date of survey;
15.
The boundary of the binding site plan, the courses and distances marked thereon, as determined by a field survey made by a professional land surveyor, and with an allowable error not to exceed one foot in 5,000 feet;
16.
The elevations of all permanent monuments based on datum plane approved by the Administrator;
17.
Certification by a professional land surveyor of accuracy of the binding site plan map and survey;
18.
Location and dimensions of all irrigation water rights-of-way;
20.
The scale of the binding site plan shall be not more than 100 feet to the inch, except that the Administrator, subject to a request prior to binding site plan submittal, may approve an alternative binding site plan map scale exceeding 100 feet to the inch;
21.
If the binding site plan is a redivision or amendment to or alteration of an existing binding site plan, the parcels or lots of the preceding binding site plan shall be shown by dotted lines in their proper positions in relation to the new arrangement of the binding site plan, the binding site plan being so clearly shown in solid lines as to avoid ambiguity;
22.
The applicant's professional land surveyor shall set all required monuments and shall stake all lot corners as shown on the binding site plan before the binding site plan is submitted for approval;
23.
A vicinity map at a scale of not more than 400 feet to the inch, except that the Administrator, subject to a request prior to plat submittal, may approve an alternative vicinity map scale exceeding 400 feet to the inch. The vicinity map shall show all adjacent parcels. It shall show how the streets and alleys in the proposed subdivision may connect with existing and proposed streets and alleys in neighboring subdivisions or unplatted property to produce an advantageous development of the entire neighborhood;
B.
Any deed restrictions or covenants existing or proposed shall be described and drawn on the binding site plan map and/or in the other documents submitted with the binding site plan application and map.
C.
The applicant shall submit all parcel and boundary closures to the Administrator at the time the applicant submits the binding site plan map and application.
D.
1.
A plat certificate from a title company licensed to do business in the State of Washington and dated within 30 days of the date of submitting the binding site plan application to the Administrator confirming that the title of the land as described and shown on the binding site plan is in the name of the owners signing the binding site plan and the developer agreement;
2.
A certificate from the Adams County treasurer indicating that all taxes and assessments on the land and improvements included in the binding site plan have been paid according to the provisions of RCW 58.08.030 and 58.10.040 as now enacted or hereafter amended;
4.
A completed SEPA environmental checklist as required by law;
5.
A nonrefundable filing fee as provided in the City of Ritzville's fee schedule.
E.
The binding site plan application shall also be accompanied by 12 copies of the binding site plan and map.
(Ord. 1024 § 11.05.103, 2001; Ord. 2041 § 1 (Exh. A), 2010; Ord. 2188, 5/20/2025)
§ 11.255.060 Binding site plan conditions and requirements.
A.
General Requirements – All Binding Site Plans.
2.
The binding site plan shall connect to municipal utilities (sewer and water) in the existing dedicated streets that adjoin the binding site plan, drainage ways, and other public ways, or municipal improvements shall be provided in conformance with the City of Ritzville standards in effect at the time of the binding site plan approval.
3.
The binding site plan shall front on an existing dedicated street. There shall be adequate access to a public way from all lots within the binding site plan. Existing dedicated streets shall be improved to the City of Ritzville's standards. Private streets shall have direct access onto a dedicated street.
4.
The binding site plan shall comply with all applicable zoning and health regulations, including but not limited to those regulations set forth in this title.
6.
The binding site plan shall conform to the requirements and standards set forth in this chapter. The requirements and standards set forth in said chapter shall be applicable to each and every binding site plan. A binding site plan shall be considered a subdivision for purposes of that chapter.
7.
The binding site plan shall provide for irrigation water rights-of-way pursuant to RCW 58.17.310 as now enacted or hereafter amended.
8.
Environmental information shall be prepared and submitted in accordance with the guidelines established under the State Environmental Policy Act of 1971, as amended. Said information is a part of and must accompany the binding site plan application.
9.
A binding site plan shall be processed simultaneously with the application for platting, rezones, variances, planned unit developments, site plan approvals, and similar legislative quasi-judicial or administrative actions to the extent that procedural requirements applicable to these actions permit simultaneous processing.
10.
The binding site plan shall contain provisions making all development conform to the binding site plan.
11.
Requests for alteration of an approved binding site plan shall be submitted to the Administrator. Minor revisions to the binding site plan may be approved by the Administrator. Minor revisions include a lot line adjustment. The amended binding site plan shall be processed subject to all the procedures and requirements of this chapter.
B.
General Requirements – Commercial or Industrial Binding Site Plans.
1.
A commercial or industrial binding site plan authorizes a sale or transfer of a lot within the binding site plan. The binding site plan and all of its requirements shall be legally enforceable on the purchaser or other person acquiring ownership of the lot within the binding site plan. The sale or transfer of such lot in violation of the binding site plan, or without obtaining a binding site plan approval, shall be considered a violation of Chapter 58.17 RCW and shall be restrained by injunctive action and be illegal as provided in Chapter 58.17 RCW. The sale or other transfer of ownership of a lot of a commercial or industrial binding site plan shall be filed as a record of survey in the Adams County auditor's office.
2.
A commercial or industrial binding site plan shall make adequate provision for public streets, roads, rights-of-way, other public ways, curbs, gutters, sidewalks, street lighting circuits, alleys, transit stops, irrigation rights-of-way, the extension of municipal utilities, including water and sewer services, and any other municipal improvements deemed necessary in conformance with the city standards in effect at the time of the approval of the binding site plan application.
C.
1.
Mobile home and recreational vehicle binding site plans shall authorize the leasing of lots therein but shall not authorize the sale or transfer of ownership of a lot within the binding site plan.
2.
All improvements (i.e., all water services, fire lines, sewers, private access streets) within the mobile home or recreational vehicle park binding site plan boundaries shall be privately held and maintained by the property owner(s)/applicant(s). The binding site plan shall make adequate provision for internal private access streets, curbs, gutters, sidewalks, street lighting circuits, and alleys. The binding site plan shall make provisions for adequate easements within the binding site plan for major municipal utility lines.
D.
Specific Conditions and Requirements – All Binding Site Plans.
1.
Pre-Application Conference. Prior to submission of a binding site plan application and map, the applicant or the applicant's representative shall schedule a pre-application conference with the Administrator.
a.
The Administrator will coordinate the conference with representatives of other affected City of Ritzville departments.
c.
The Administrator and representatives of affected City of Ritzville departments will respond informally and address potential items of concern to aid the applicant in preparing the binding site plan.
2.
The binding site plan shall contain the legal description of the land within the binding site plan and the following declaration, acknowledgment, and endorsement statements shall appear in the following sequence in black permanent ink either by hand or mechanical device:
Legal Description: |
____________________________________ |
____________________________________ |
Declaration: |
The owner in fee simple of the land herein described is _________________________. The owner does hereby establish a Binding Site Plan for the purpose of lease or sale of portions thereof, pursuant to RCW Chapter 58.17 and Title 11 of the Ritzville City Code and that the undersigned declares that development of the property herein described shall conform to all inscriptions contained hereon. |
____________________________________ |
Signature (Owner) Date |
____________________________________ |
Signature (Administrator) Date |
Acknowledgment |
State of Washington |
County of Adams |
I certify that I know or have satisfactory evidence that ______________________ signed this instrument and acknowledged it to be his/her free and voluntary act for the uses and purposes mentioned in the instrument. |
Dated _______________________________ |
____________________________________ |
Signature of Notary Public |
My appointment expires _____________ |
Professional Land Surveyor's Declaration: |
I hereby certify that this Binding Site Plan is a true and correct representation of the lands actually surveyed. |
I hereby declare that the Binding Site Plan_______, the heretofore described tract of land, is based upon an actual survey and that all the distances and courses shown thereon are correct to the best of my knowledge, information, and belief; and that I have fully complied with the provisions of the statutes and platting regulations. |
____________________________________ |
Certificate No. ________________________ |
Approvals: |
Examined and approved by the Ritzville Planning Commission on ____________, 20_____. |
____________________________________ |
Clerk/Treasurer |
Assessor's Certificate: Examined and approved by the Adams County Assessor. |
____________________________________ |
Adams County Assessor |
_______________________, 20_____. |
Date |
Treasurer's Certificate: This is to certify that all taxes and assessment which are now due and payable according to the records of Adams County have been fully paid. |
____________________________________ |
Adams County Treasurer |
_______________________, 20_____. |
Date |
Auditor's Certificate |
Filed for the record at the request of the City of Ritzville this _____ day of _____,20_______, in Volume of the Book of Surveys, on page_____, records of Adams County, Washington. |
____________________________________ |
Adams County Auditor |
____________________________________ |
by Deputy Auditor |
(Ord. 1024 § 11.05.104, 2001; Ord. 2041 § 1 (Exh. A), 2010; Ord. 2188, 5/20/2025)
§ 11.255.070 Action of the planning commission.
B.
The planning commission may approve a binding site plan, with or without conditions, if all of the following findings of fact can be made in an affirmative manner:
1.
The proposed binding site plan is in compliance with the Ritzville Comprehensive Plan, and requirements of the Adams County health district and any other such plans developed pursuant to law. In addition, if the property, in part or total, abuts a State highway, the proposed binding site plan is in compliance with any rules of the Washington State Department of Transportation.
2.
The physical characteristics of the site, including but not limited to topography, soil conditions or unique natural features, such as susceptibility to flooding, wildlife habitat or wetlands, have been considered in the project design.
3.
The proposed binding site plan is in compliance with all applicable standards in this title.
4.
The appropriate provisions have been made for dedications, easements and reservations.
5.
The public use and interest will be served by the binding site plan.
6.
The following facilities are adequate to serve the proposed binding site plan or will be improved concurrent with development of the binding site plan:
7.
If phasing is proposed:
a.
The phasing plan includes all land within the binding site plan;
b.
Each phase is an independent planning unit with safe and convenient circulation and with facilities and utilities coordinated with requirements established for the entire plat; and
c.
All road improvements requirements are assured.
C.
Planning commission approval of the binding site plan shall be valid for a period of one year from the date of permit.
(Ord. 1024 § 11.05.105, 2001; Ord. 2041 § 1 (Exh. A), 2010; Ord. 2188, 5/20/2025)
§ 11.255.080 Final filing and recording fees – Developer agreement.
A.
Upon approval of the binding site plan by the planning commission, the applicant shall pay the appropriate fees to record the approved binding site plan with the Adams County auditor.
B.
Upon approval of the binding site plan by the planning commission, the developer shall sign and submit to the Administrator a developer agreement acceptable to the City of Ritzville which: (1) dedicates to the city all streets required to be dedicated to the city as a condition of binding site plan approval; (2) grants to the city all easements required to be granted as a condition of binding site plan approval; (3) describes and shows the precise location of all granted easements and dedicated streets; (4) imposes an obligation on the applicant to install and construct, or post a bond or cash equivalent for, all utility and street improvements required as a condition of binding site plan; and (5) sets forth any other conditions of binding site plan approval. The signature of the applicant shall be notarized. The approved binding site plan shall not be signed by the clerk/treasurer or filed for recording with the Adams County auditor's office until such signed and acceptable developer agreement is received by the Administrator.
(Ord. 1024 § 11.05.106, 2001; Ord. 2041 § 1 (Exh. A), 2010; Ord. 2188, 5/20/2025)
§ 11.255.090 Recording requirements.
A.
Upon receipt of all required final fees and an acceptable and signed developer agreement, the approved binding site plan and the developer agreement shall be signed by the clerk/treasurer. The clerk/treasurer's signature on the developer agreement shall be notarized.
B.
The Administrator shall transmit the original developer agreement and three copies of the binding site plan to the Adams County auditor for final filing and recording. One reproducible conformed copy of the binding site plan shall be retained by the Administrator. One conformed copy of the binding site plan shall be returned to the applicant. The applicant shall make 12 paper copies of the conformed copy and submit them to the Administrator.
C.
Any record of survey filed as a binding site plan which does not bear the signature of the clerk/treasurer is not a valid binding site plan and shall not confer any rights or privileges upon the property or its owners.
D.
Once the binding site plan and developer agreement are filed for recording with the Adams County auditor's office, the binding site plan and developer agreement shall be binding upon and be enforceable against the applicant, the applicant's heirs and personal representatives, and the applicant's successors and assigns, including any person or entity which obtains an ownership interest in all or any portion of the land within the binding site plan.
(Ord. 1024 § 11.05.107, 2001; Ord. 2041 § 1 (Exh. A), 2010; Ord. 2188, 5/20/2025)
§ 11.255.100 Certificate of segregation.
A.
Prior to the issuance of any building permit for construction within an approved binding site plan, that portion of the binding site plan for which the building permit is requested must be legally described and receive a certificate of segregation from the City of Ritzville. Said certificate shall ensure the segregation of construction complements the approved binding site plan.
B.
Approval of the binding site plan shall constitute approval for the binding site plan applicant to develop construction plans and specifications for all on-site street and utility improvements.
(Ord. 1024 § 11.05.108, 2001; Ord. 2041 § 1 (Exh. A), 2010; Ord. 2188, 5/20/2025)
§ 11.255.110 Improvements.
A.
Following the approval of a binding site plan, the applicant shall submit to the Administrator three complete sets of construction plans and specifications prepared by a professional engineer licensed by the State of Washington showing all street and utility improvements as required by the planning commission in approving the binding site plan. The construction plans and specifications shall be accompanied by a plan check fee as per the fee schedule established by the City of Ritzville. All construction plans and specifications shall be in conformance with City of Ritzville standards. Sheet size shall be 24 inches by 36 inches and shall have a border of one inch on the left margin and one-half inch on the remaining three margins. The scale shall be five feet vertically and 40 feet horizontally.
B.
After the City of Ritzville approves the construction plans and specifications, the applicant shall complete and install all street and utility improvements required by the planning commission in granting approval of the binding site plan within one year of the date upon which the City of Ritzville approves the construction plans and specifications. A one-year performance or subdivision bond or other security in a form satisfactory to the City of Ritzville attorney shall be required in the amount of 150% of the construction costs as determined by the City of Ritzville. After the street and utility improvements are constructed and approved, a one-year maintenance bond shall be required in the amount of 100% of the construction costs as determined by the City of Ritzville.
C.
In the event that all street and utility improvements are not completed within one year of the date upon which the City of Ritzville approves the construction plans and specifications, the bond or security may be forfeited and the City of Ritzville may undertake the installation and completion of all required street and utility improvements. In the alternative, the clerk/treasurer may grant one extension of the performance or subdivision bond or security for a period not to exceed one year provided that the request for an extension is filed with the Administrator at least 60 days prior to the expiration of the bond or security. If the request for a time extension is granted, a new performance or subdivision bond or security shall be submitted in an amount sufficient to cover 150% of the cost of completing street and utility improvements. The bond will be updated with new estimates of costs on all uncompleted improvements and all increased costs shall be passed onto the bond. If the surety does not accept these increased costs, then the City of Ritzville will foreclose on the bond and the binding site plan will be held in abeyance. Departments issuing recommendations for new performance or subdivision bonds or other approved security shall not modify the terms and requirements of the bond or security other than to pass on all increased costs estimates as determined by the City of Ritzville to the bond or security to cover the costs of completing utility and street improvements without the written consent of the applicant. After the street and utility improvements are constructed and approved, a one-year maintenance bond shall be required in the amount of 100% of the construction costs as determined by the City of Ritzville.
(Ord. 1024 § 11.05.109, 2001; Ord. 2041 § 1 (Exh. A), 2010; Ord. 2188, 5/20/2025)
§ 11.255.120 Sale or lease of lots.
No lots within a binding site plan may be sold or leased until the approved binding site plan and the signed developer agreement are recorded by the Adams County auditor's office.
(Ord. 1024 § 11.05.110, 2001; Ord. 2041 § 1 (Exh. A), 2010; Ord. 2188, 5/20/2025)
§ 11.255.130 Vested rights.
A binding site plan shall be governed by the terms of approval of the binding site plan. Lots in a binding site plan filed for record shall be a valid land use notwithstanding any change in zoning laws for a period of five years from the date of filing.
(Ord. 1024 § 11.05.111, 2001; Ord. 2041 § 1 (Exh. A), 2010; Ord. 2188, 5/20/2025)
§ 11.255.140 Appeals.
Any decision approving, approving with conditions or disapproving any binding site plan may be appealed in accordance with Chapter 11.170 RCC.
(Ord. 2188, 5/20/2025)
§ 11.260.010 Title.
This chapter shall be called "Planned Development."
(Ord. 2188, 5/20/2025)
§ 11.260.020 Application.
This chapter shall apply to all planned developments in the city.
(Ord. 2188, 5/20/2025)
§ 11.260.030 Purpose.
The purpose of planned development (PD) is to permit more flexibility in site planning and design while ensuring development aligns with the zone's intent and is not harmful to the surrounding neighborhood. PDs are intended to promote efficient land use, infrastructure, open space, and mixed uses in accordance with the City of Ritzville Comprehensive Plan.
(Ord. 1024 § 11.05.061, 2001; Ord. 2041 § 1 (Exh. A), 2010; Ord. 2188, 5/20/2025)
§ 11.260.040 Authority.
This chapter is adopted pursuant to the authority granted to the City of Ritzville by the Washington State Constitution as a second-class city, the provisions of Chapter 35.23 RCW et seq., Chapter 35.63 RCW et seq., the Planning Act set forth in Chapters 36.70 and 36.70A RCW, Chapters 35.21, 36.01, 36.70B, 36.70C, and 58.17 RCW et seq., and other applicable laws, as these provisions now exist or as hereinafter amended.
(Ord. 2188, 5/20/2025)
§ 11.260.050 Uses.
All permitted and conditional uses in the underlying zone of a planned development shall be allowed. Conditional use permits shall be processed concurrently with the PD application.
(Ord. 1024 § 11.05.062, 2001; Ord. 2041 § 1 (Exh. A), 2010; Ord. 2188, 5/20/2025)
§ 11.260.060 Types of planned development.
This chapter establishes two types of PDs:
A.
Planned Development (PD): A residential-focused PD that provides housing while allowing modifications to development standards such as setbacks and lot dimensions.
B.
Mixed Use Planned Development (MUPD): A PD that integrates residential and commercial uses in a coordinated development that enhances urban amenities while preserving open space and critical areas.
(Ord. 2188, 5/20/2025)
§ 11.260.070 Review process.
B.
If a subdivision is required, the subdivision application must be processed concurrently with the PD/MUPD application.
C.
1.
A binding site plan that must include:
2.
A narrative explaining how the development meets PD/MUPD criteria outlined in RCC § 11.260.060.
3.
A preliminary landscape and open space plan.
4.
A summary of the public facilities, public utilities, or other public services included in the PD/MUPD and how they will benefit the public health, safety, and welfare of the City of Ritzville.
5.
Proposed building heights and materials (these may be general ranges).
7.
Environmental documentation if applicable.
D.
The Ritzville Planning Commission shall approve, approve with conditions, or deny the application based on compliance with the approval criteria.
(Ord. 2188, 5/20/2025)
§ 11.260.080 Approval criteria.
A PD or MUPD may be approved by the planning commission if the planning commission finds that the application meets the following criteria:
A.
The PD/MUPD is consistent with the Ritzville Comprehensive Plan and zoning regulations.
B.
The PD/MUPD is compatible with surrounding development.
C.
The PD/MUPD provides adequate provision for utilities, emergency services, and circulation.
E.
The PD/MUPD benefits the public health, safety, and welfare.
F.
The applicant clearly demonstrates how the proposed modifications to development standards improve site functionality or provide net benefits to the community.
(Ord. 2188, 5/20/2025)
§ 11.260.090 Development standards.
A.
Minimum Site Area. A PD or MUPD shall not be less than one acre unless the planning commission finds a smaller site suitable due to unique site characteristics.
B.
Minimum Development Standards. Within a PD or MUPD the following minimum standards shall apply, and the standards for the applicable zoning district may be adjusted, as outlined in the table below:
PD and MUPD Minimum Development Standards Table | ||
|---|---|---|
Standard | PD | MUPD |
Minimum front and rear yard on the exterior boundaries of the PD/MUPD | 20 feet | 20 feet |
Minimum front yard setback within the interior of the PD/MUPD1 | No minimum | No minimum |
Side setback2 | No minimum | No minimum |
20 feet | 20 feet | |
Minimum lot size4 | ||
35 feet if in the R-1 Zone; 45 feet if in the R-2 zone; 55 feet if in the R-3 zone; 70 feet in a MU zone. | Shall not exceed 70 feet | |
Maximum lot coverage | Up to 125% of the underlying district requirement | Up to 125% of the underlying district requirement |
Notes: | |
|---|---|
1 | Interior yards and setbacks shall be as approved on the PD/MUPD binding site plan and each development will be reviewed to ensure adequate provision of light, air and life safety for all structures. |
2 | |
3 | |
4 | Regardless of reduced minimum lot sizes, at no time shall the overall density of the development exceed the maximum densities identified in this chapter. |
C.
Landscaping. Landscaping shall be required at entrances into a PD/MUPD, for on-site recreation areas and facilities, and in conjunction with multifamily complexes. Natural landscape features including existing trees, shrubs and ground cover, drainage ways, rock outcroppings, and slopes shall be preserved to the greatest extent possible.
D.
Buffer. A buffer shall be required when a PD/MUPD has a density and/or intensity greater than that allowed within the applicable zoning district. The buffer shall include a combination of additional landscaping, fencing, increased setbacks and/or other alternatives that mitigate impacts to adjacent properties. The planning commission shall reserve the right to request changes to the size and scale of the buffer at their discretion.
E.
Parking Requirements. Parking shall be provided in the same ratio as required for the underlying zoning district and shall meet the minimum provisions established in Chapter 11.85 RCC unless otherwise approved by the planning commission as part of the modifications of the PD/MUPD.
I.
Modifications. All zoning standards apply unless modified through PD/MUPD approval. Modifications may include setbacks, lot size, lot dimensions, building height, lot coverage, parking, and landscaping. Other modifications may be approved by the planning commission.
(Ord. 2188, 5/20/2025)
§ 11.260.100 Bonus densities.
A.
Bonus densities allow the developer of a PD/MUPD to consider increases in residential densities beyond the maximum densities allowed by the underlying base zoning districts in the PD/MUPD.
B.
Bonus densities are intended to incentivize public amenities and preservation of natural or cultural resources.
C.
Eligibility for bonus densities is determined by the planning commission.
D.
Maximum bonus density: Up to 100% of base density with planning commission approval. Bonus densities shall not exceed this maximum.
E.
Bonus density is awarded based on the following criteria:
Bonus Density Criteria | Maximum Bonus |
|---|---|
Integrated stormwater retention as a usable recreation area | 15% |
Transit stops and shelters on an existing transit route | 5% |
Street trees and drought-resistant landscaping | 5% |
Two parking spaces per residential unit, with at least one covered | 10% |
Small parking areas (10 – 20 spaces) dispersed throughout the development | 5% |
Comprehensive pedestrian/bike trail system integrated into site | 20% |
Retention or enhancement of natural drainage features | 5% |
Inclusion of a child daycare facility | 10% |
Public recreational amenities (e.g., swimming pool, community center) | 20% |
25% of site designated for multifamily or duplex housing | 20% |
Dispersed multifamily and duplex housing | 10% |
Energy-efficient design incorporating solar, EV infrastructure | 10% |
Public art or unique site features enhancing character | 5% |
(Ord. 2188, 5/20/2025)
§ 11.260.110 Permitted uses chart.
A.
All permitted and conditional uses in the district in which the site is located shall be allowed. If a conditional use permit is required, the application shall be processed simultaneously with the PD application.
B.
Planned developments, when approved in accordance with all applicable codes and this chapter, are established as a development permit and, as such, do not reclassify the existing zoning district designation.
C.
Planned Development Type by Zone. A PD may be permitted within R-1, R-2, and R-3 districts within city limits, provided it is consistent with the comprehensive plan and a minimum of one acre project size. An MUPD may be permitted within a R-1, R-2, R-3, C-1, C-2, C-3, and MU district within city limits, provided it is consistent with the comprehensive plan and a minimum of one acre project size.
D.
A PD and an MUPD may include the following uses identified in the permitted use chart. Uses shall be specifically identified and approved in the development permit application review and approval process as outlined in the following sections.
E.
No use shall be allowed in a PD or MUPD that is not listed in the use chart as either a permitted or accessory use, unless the underlying zoning district permits or conditionally permits such use, or unless the planning commission determines that an unlisted use may be permitted.
PD/MUPD PERMITTED USE CHART | |||
|---|---|---|---|
PRM – Permitted Use. | |||
ACC – Accessory Use. | |||
Use Classification | PD | MUPD (R-1, R-2, R-3) | MUPD (C-1, C-2, C-3, MU) |
Residential Uses | |||
P | P | P | |
Accessory | P | P | P |
P | P | P | |
Duplex or Twin House | P | P | P |
Townhouse or Rowhouse | P | P | P |
Condominiums | P | P | P |
Cottage Clusters or Co-Housing Clusters | P | P | P |
Multifamily or Multiplex | P | P | P |
Garages | ACC | ACC | ACC |
Carports | ACC | ACC | ACC |
Personal Vehicle Storage | ACC | ACC | ACC |
Personal Recreational Vehicle Storage | ACC | ACC | ACC |
ACC | ACC | ACC | |
Hospitality, Recreation, and Entertainment Uses | |||
Bar, Tavern, or Nightclub (large or small) | N | P | P |
Bed and Breakfast | N | P | P |
Brew Pub, Distillery Pub, or Limited Winery | N | P | P |
Retail (small and large scale) | N | P | P |
Campground | N | P | P |
N | P | P | |
Commercial Lodging (Business or Tourist) | N | P | P |
Golf Course | P | P | P |
Indoor Amusement, Recreation, and Entertainment | N | P | P |
Outdoor Commercial Recreation or Amusement | N | P | P |
Outdoor Stadium, Arena, Amphitheater, or Drive-In Theater | N | P | P |
Parks (passive) | P | P | P |
Parks (active) | P | P | P |
Restaurant | N | P | P |
Restaurant, Fast Food | N | P | P |
Community, Civic, Educational, and Institutional Uses | |||
Civic | |||
City Facilities | P | P | P |
P | P | P | |
Daycare | |||
Adult Day Care | N | P | P |
Child Care Center (small) | P | P | P |
Child Care Center (large) | N | P | P |
Family Child Care Home | N | P | P |
Education | |||
School | P | P | P |
College or University | N | P | P |
Vocational School/Job Training Center | N | P | P |
Churches (Parsonages) | P | P | P |
Health Care | |||
Hospital or Emergency Room | N | P | P |
Medical Office or Clinic | N | P | P |
Convalescent Center, Alzheimer's Care, Memory Care, Nursing Home | N | P | P |
Commercial Uses | |||
General Commercial | |||
Heavy Retail | N | N | P |
Liquor Stores | N | P | P |
Personal Services | P | P | P |
Retail Sales and Services (large and small) | N | N | P |
Retail Sales and Services (small) | N | P | P |
Offices, General | N | N | P |
(Ord. 2188, 5/20/2025)
§ 11.260.120 Time limits and extensions.
§ 11.260.130 Appeals.
Any decision approving, approving with conditions or disapproving any planned development or mixed use planned development may be appealed in accordance with Chapter 11.170 RCC.
(Ord. 2188, 5/20/2025)
§ 11.265.020 Application.
§ 11.265.030 Purpose.
§ 11.265.040 Authority.
This chapter is adopted pursuant to the authority granted to the City of Ritzville by the Washington State Constitution as a second-class city, the provisions of Chapter 35.23 RCW et seq., Chapter 35.63 RCW et seq., the Planning Act set forth in Chapters 36.70 and 36.70A RCW, Chapters 35.21, 36.01, 36.70B, 36.70C, and 58.17 RCW et seq., and other applicable laws, as these provisions now exist or as hereinafter amended.
(Ord. 2188, 5/20/2025)
§ 11.265.050 Review process.
Any person, firm, or corporation may make application for lot line adjustment. A lot line adjustment application shall include the following and shall be submitted to the Administrator:
A.
A map which clearly depicts the existing and proposed property configuration, including all lot line dimensions and distances to all existing structures.
(Ord. 1024 § 11.05.072, 2001; Ord. 2041 § 1 (Exh. A), 2010; Ord. 2188, 5/20/2025)
§ 11.265.060 Action by administrator.
A lot line adjustment shall be subject to a Type I review by the Administrator, consistent with RCC § 11.11.110 and approved, with or without conditions, if all of the following findings of fact can be made in an affirmative manner:
B.
Any lot changed by the lot line adjustment shall comply with all of the applicable development standards, such as lot area, lot dimensions, and setbacks in the district in which the property is located. In addition, off-street parking on any lot affected by the lot line adjustment shall not be reduced below the required number of spaces for the use located on the lot.
(Ord. 1024 § 11.05.073, 2001; Ord. 2041 § 1 (Exh. A), 2010; Ord. 2188, 5/20/2025)
§ 11.265.070 Appeals.
§ 11.138.010 Title.
This chapter shall be called "Preventing Neglect of Historic Properties."
(Ord. 2188, 5/20/2025)
§ 11.138.020 Application.
The provisions of this chapter apply to the following types of properties:
A.
Properties individually listed on the Ritzville Historic district and the National Register of Historic Places.
B.
Contributing properties, excluding residential structures containing four or less units, within the Ritzville Historic district and National Register of Historic Places.
(Ord. 2109 § 1 (Exh. A), 2017; Ord. 2188, 5/20/2025)
§ 11.138.030 Purpose.
A.
The City of Ritzville finds that the protection, enhancement, perpetuation, and continued use of historically significant properties located within the city are important in the interests of the prosperity, civic pride, and the ecological and general welfare of its citizens. The City of Ritzville further finds that the economic, cultural, and visual standing of the City of Ritzville cannot be maintained or enhanced by disregarding the heritage of the City of Ritzville or by allowing the destruction, defacement, and neglect of iconic historic and cultural assets; and that the neglect and deterioration of such assets is harmful to the entire community.
B.
It is the policy of the City of Ritzville to encourage the maintenance, protection, use and enhancement of iconic historic and cultural assets, and to engage with responsible property owners to ensure such protection and enhancement through ongoing collaboration, and through various incentives, programs and technical assistance, where appropriate.
C.
In certain cases where an owner fails to properly maintain a historic resource, the public interest in historic resources requires the Administrator to take specific measures to ensure the continued protection of the resource. It is therefore the intent of the city council to protect the general welfare by establishing efficient administrative procedures to prevent the owner's failure to maintain a historically designated property such that it deteriorates to the extent that the only option to abate the health and safety risks caused by such deterioration is demolition, commonly known as "demolition by neglect."
(Ord. 2109 § 1 (Exh. A), 2017; Ord. 2188, 5/20/2025)
§ 11.138.040 Authority.
This chapter is adopted pursuant to the authority granted to the City of Ritzville by the Washington State Constitution as a second-class city, the provisions of Chapter 35.23 RCW et seq., Chapter 35.63 RCW et seq., the Planning Act set forth in Chapters 36.70 and 36.70A RCW, Chapters 35.21, 36.01, 36.70B, 36.70C, and 58.17 RCW et seq., and other applicable laws, as these provisions now exist or as hereinafter amended.
(Ord. 2188, 5/20/2025)
§ 11.138.050 Neglect of historic properties is a public nuisance.
Neglect of a historic property as defined by this chapter is a detriment to the health, safety, and welfare of the public, and is therefore declared to be a public nuisance.
(Ord. 2109 § 1 (Exh. A), 2017; Ord. 2188, 5/20/2025)
§ 11.138.060 Neglected historic properties.
A.
The following deteriorated conditions are evidence that a historically designated property is a "neglected historic property" in violation of this chapter, including but not limited to:
2.
Deteriorated, cracking, failing or otherwise inadequate foundation or one that is unable to support loads.
3.
Deteriorated or defective flooring or floor supports that cause leaning, sagging, splitting, listing, buckling, or are otherwise insufficient to carry imposed loads.
4.
Deteriorated or defective walls, partitions or supports that cause leaning, sagging, splitting, listing, buckling, or are otherwise insufficient to carry imposed loads.
5.
Ceilings, roofs, ceiling or roof supports, or other horizontal members which sag, split, or buckle due to defect or deterioration or are insufficient to support the imposed loads.
6.
Deteriorated or defective chimneys, smokestacks or fireplaces or other appurtenances that cause leaning, sagging, splitting, listing, buckling, or are of insufficient size or strength to carry the imposed loads.
7.
Deteriorated, crumbling, or loose exterior stucco, plaster, or mortar, or loose or unstable masonry.
8.
Broken, missing, or rotted roofing materials or roof components, window glass, sashes, or frames, or exterior doors or door frames.
9.
Any fault, defect, or condition in the structure which renders it structurally unsafe or unstable.
10.
Defective protection or lack of weather protection for exterior wall and roof coverings, including lack of paint, or weathering due to lack of paint (for surfaces that are designed to be painted) or other protective covering or holes in weather protection.
12.
Deterioration or improper anchorage of exterior stairs, porches, handrails, window and door frames, cornices, entablatures, wall facings, and architectural details that causes delamination, instability, loss of shape and form, or crumbling.
13.
Rotting, holes, and other forms of decay, including vegetation growing from or on structures.
14.
Other deterioration of any exterior feature so as to create or permit the creation of any hazardous or unsafe conditions to life, health, or other property.
15.
Open or unsecured vacant building that is accessible to trespass or evidence of unlawful human occupation.
16.
Other conditions causing deterioration of "character defining features" on the historic property, such as veneers, cornices, belt courses, corbels, trim, wall facing and similar decorative elements or parts, which may cause the building to lose its historic significance.
(Ord. 2109 § 1 (Exh. A), 2017; Ord. 2188, 5/20/2025)
§ 11.138.070 Penalties and enforcement.
When the building official determines that a neglected historic property exists within the city, it may:
A.
Begin enforcement action pursuant to procedures outlined in Chapter 3.36 RCC, including, but not limited to, issuing a notice of violation and abatement, or entering and repairing or correcting any conditions that threaten the integrity of the building, including failing weather protection, structural instability, failing masonry, or architectural elements in danger of falling off, and in accordance with the requirements for design review per RCC § 11.138.090, Ritzville Downtown Historic District and Historic Preservation Overlay Design Guidelines. Such repair should be limited to that which is minimally necessary in order to stabilize a historic structure or to prevent further significant deterioration and may be considered temporary in nature.
B.
A person to whom a notice of violation and abatement or civil penalty has been issued, or any other person with a legal or equitable interest in the property, may request an appeal hearing pursuant to Chapter 11.170 RCC. If any historic property covered by this chapter shall have to be demolished as an unfit building and the owner thereof shall have received two or more notices from the City of Ritzville that the property is a "neglected historic property" in violation of this and other City of Ritzville ordinances, the following shall apply:
1.
For a period of five years from and after the date of such demolition, development of the site shall be limited to a replacement structure that reproduces the size, square footage and visual, aesthetic, architectural, and material character of the demolished building, and must be approved by the planning/historic commission, prior to the issuance of any development permits. Additionally, no permits for the operation of surface parking lot shall be granted by the City of Ritzville during this period, nor shall a parking lot for vehicles be operated, whether for remuneration or not, on the site for a period of five years from and after the date of such demolition.
2.
This provision shall not apply to demolitions attributable to an act of God or other catastrophic occurrence that could not have been prevented by the exercise of foresight or caution.
3.
This provision may be lifted by the building official in consultation with the planning/historic commission if it can be demonstrated that there is a viable development project on the site that represents a substantial benefit to the public.
C.
For historic properties that may be considered unfit according to Chapter 35.80 RCW, the building official may initiate the unfit building procedures pursuant to this chapter or the building official may initiate eminent domain procedures in accordance with Chapter 35.80 RCW.
(Ord. 2109 § 1 (Exh. A), 2017; Ord. 2188, 5/20/2025)
§ 11.138.080 Emergencies.
If a historic property is damaged and the building official determines that the historic property will suffer additional damage without immediate repair, the building official or his/her designee may act on behalf of the planning/historic commission to authorize the property owner, or applicant on behalf of the property owner, to temporarily protect the historic property pursuant to this code.
(Ord. 2109 § 1 (Exh. A), 2017; Ord. 2188, 5/20/2025)
§ 11.138.090 Ritzville Downtown Historic District and Historic Preservation Overlay Design Guidelines.
The Ritzville Downtown Historic District and Historic Preservation Overlay Design Guidelines attached to the ordinance codified in this section as Exhibit A[1] are hereby adopted by the City of Ritzville.
(Ord. 2043 § 1, 2010; Ord. 2188, 5/20/2025)
[1]
Editor's Note: Said Exhibit A is included as an attachment to this Title.