Consultant briefs Richland Planning Commission on development codes; commissioner asks for data-center study

Nicole Stickney, the AHBL consultant leading Richland’s comprehensive-plan update, told the Planning Commission that development codes — zoning, subdivision and the city’s critical‑areas ordinance — are the tools that translate policy into predictable, legally defensible permitting decisions. “The development codes for the city of Richland include the zoning code, the subdivision code, and also the critical areas ordinance,” Stickney said, adding that the planning commission’s role is advisory and focused on whether proposed code changes align with community goals and the comprehensive plan.

Stickney emphasized the distinction between zoning and building codes. Building codes, she said, are typically adopted by reference (for example, the International Building Code) and are ministerial, so they usually do not come before the commission as part of the comprehensive‑plan/code update work. Zoning and development codes, by contrast, are discretionary and are used to shape where and how development occurs.

Her presentation covered how zoning districts organize permitted and conditional uses, dimensional standards (setbacks, height, lot coverage), overlays such as airport protections, and how use tables and definitions determine whether activities like accessory dwelling units or short‑term rentals are treated as residential or lodging. She discussed recent state directives that affect local codes, including a “middle housing” requirement that can reduce local discretion in some areas; Stickney said the team will clearly identify where state law prescribes requirements versus where the city has choices to tailor code language.

Commissioners asked about expected formats and scope of the code rewrite. Stickney said the team will provide a redline (branded as a bridled line) that shows current code language and proposed replacements so commissioners can compare side‑by‑side. She also cited case studies from other cities — including Walla Walla’s removal of single‑family‑only zoning and Covington’s form‑based approaches — and said she would follow up with specific outcome data when asked for evidence of housing production following those changes.

A commissioner raised the high‑profile local topic of large data‑center development, asking whether proposed code changes would be relevant and whether the commission should consider recommending a council study of infrastructure, utilities and long‑term land‑use implications. The commissioner asked staff to place the topic on a future Planning Commission agenda for discussion and possible recommendation to city council. Chair Richardson acknowledged the request and staff indicated scheduling would be handled through regular communications and the upcoming workshop schedule.

The presentation concluded with a reminder that good code writing requires clear definitions, consistent cross‑references and careful consideration of unintended long‑term effects: “Even minor code changes, things that look minor, can really have major long term impacts,” Stickney said. The commission will see proposed code language and staff reports designed to highlight mandatory state items and tradeoff options when draft amendments are released for review.