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CITY OF RENTON, WASHINGTON
ORDINANCE NO. 6090
AN ORDINANCE OF THE CITY OF RENTON, WASHINGTON, AMENDING
SUBSECTIONS 4-1-190.R, 4-1-210.B, 4-2-080.A.25, 4-2-110.B.4, 4-2-110.E.39, 4-2-
115.E.2, 4-3-100.B, 4-3-100.E.5, AND 4-4-080.I OF THE RENTON MUNICIPAL
CODE, CODIFYING ADMINISTRATIVE CODE INTERPRETATIONS FROM FEBRUARY
2019 TO SEPTEMBER, 2021, AUTHORIZING CORRECTIONS, PROVIDING FOR
SEVERABILITY, AND ESTABLISHING AN EFFECTIVE DATE.
WHEREAS, pursuant to Renton Municipal Code Section 4‐1‐080, Interpretation, the
Community and Economic Development Administrator (“Administrator’) is authorized to make
interpretations regarding the implementation of unclear or contradictory regulations; and
WHEREAS, the Administrator recognized that the certain Renton Municipal Code
regulations addressed in this ordinance contained unclear or contradictory language; and
WHEREAS, this matter was duly referred to the Planning Commission for investigation
and study, and the matter was considered by the Planning Commission; and
WHEREAS, pursuant to RCW 36.70A.106, on February 14, 2022, the City notified the State
of Washington of its intent to adopt amendments to its development regulations; and
WHEREAS, the Planning Commission held a public hearing on March 16, 2022, considered
all relevant matters, and heard all parties in support or opposition, and subsequently forwarded
a recommendation to the City Council;
NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF RENTON, WASHINGTON, DO
ORDAIN AS FOLLOWS:
SECTION I. All portions of the Renton Municipal Code in this ordinance not shown in
strikethrough and underline edits remain in effect and unchanged.
SECTION II. Subsection 4‐1‐190.R of the Renton Municipal Code is amended as follows:
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R. ADMINISTRATIVE FEES:
1. Administrative Fee: The City shall collect an administrative fee equal to
five percent (5%) of the total school impact fee collected in order to defray the
administrative cost of collecting, processing, and handling the impact fees
described in this Section.
2. Deferred Fees: Each application for a deferral of payment of residential
impact fees, either under subsection G7 G8 or 8 9 of this Section, shall pay a
nonrefundable administrative deferral fee of eighty‐five dollars ($85.00) for each
lot, single detached dwelling unit, or condominium unit and eighty‐five dollars
($85.00) for each multi‐family residential building. The fee shall be paid at the time
the application for deferral is submitted to the City.
32. Independent Fee Calculations: Any feepayer submitting an
independent fee calculation shall pay a fee to cover the cost of reviewing the
independent fee calculation. The fee shall be five hundred dollars ($500.00),
unless otherwise established by the Administrator, school district, or the RRFA,
and shall be paid by the feepayer at submittal of the independent fee calculation.
43. Appeals: Any feepayer filing an appeal of impact fees shall pay the fee
set by the City for appeals of administrative interpretations and decision. The
appeal fee shall be paid at the time of filing of the appeal.
54. Account Established: Administrative fees shall be deposited into a
separate administrative fee account within the impact fee account(s).
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Administrative fees shall be used to defray the actual costs associated with the
assessment, collection, administration and update of the impact fees.
56. Refunds, Waivers, and Credits: Administrative fees shall not be
refundable, shall not be waived, and shall not be credited against the impact fees.
SECTION III. Subsection 4‐1‐210.B of the Renton Municipal Code is amended as follows:
4. Applicable Fees: For each site, a maximum of eighty percent (80%)
of applicable impact fees and up to one hundred percent (100%) of all other
applicable fees for up to one hundred (100) dwelling units may be waived.
a. Fees which may be waived are:
i. Building permit fees;
ii. Building permit plan review fees;
iii. Water, surface water, and wastewater system development
charges;
iv. Public Works plan review and inspection fees;
v. Transportation and parks impact mitigation fees;
vi. Fire impact mitigation fees, to the extent such waiver is
authorized by interlocal agreement with the Renton Regional Fire Authority;
vii. Civil plan review and inspection fees; and
viii. Technology surcharge fees;. and
viiii. Administrative fees for collecting, processing, and handling
school impact fees.
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b. Fees which may not be waived are all fees not listed in subsection
B4a of this Section, including:
i. Fire plan review and permit fees.
SECTION IV. Subsection 4‐2‐080.A.25 of the Renton Municipal Code is amended as
shown below. All other provisions in 4‐2‐080.A remain in effect and unchanged.
25. A preschool or day care center, when accessory to a public or
community facility listed in RMC 4‐2‐060G, as it exists or may be amended, is
considered a permitted use which does not require a hearing examiner conditional
use permit.
SECTION V. The ‘Minimum Setbacks’ section in 4‐2‐110.B of the Renton Municipal
Code is amended as shown below. All other provisions in 4‐2‐110.B remain in effect and
unchanged.
MINIMUM SETBACKS
Front Yard and Secondary Front Yard
RC, R‐1, R‐4, R‐
6, R‐8, R‐10, R‐
14 and RMF
Setbacks applied to the primary structure also apply to accessory
structures. Accessory structures shall not be located between the primary
structure and a street.4
Side Yards for Accessory Buildings
RC and R‐1 5 ft., unless located between the rear of the house and the rear property
line, then 0 ft. side yard is allowed.
R‐4, R‐6, R‐8, R‐
10, R‐14 and
RMF
3 ft., unless located between the rear of the house and the rear property
line, then 0 ft. side yard is allowed.
Rear Yards for Accessory Buildings
RC 5 ft.
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R‐1, R‐4, R‐6, R‐
8, R‐10, R‐14
and RMF
3 ft., unless located between the rear of the house and the rear property
line, then 0 ft. rear yard is allowed.
When located within 10 ft. of the rear property line, at least 25% of the
lineal length of the rear yard shall remain unoccupied from accessory
structures, except when the rear property line abuts an alley.
Except for garages/carports accessed through alleys: to ensure adequate
vehicular maneuvering area, garages and carports that are accessed
through alleys shall be set back as follows:
1. 9 ft. garage doors shall be at least 26 ft. from the back edge of the alley,
or
2. 16 ft. garage doors shall be at least 24 ft. from the back edge of the
alley.
Special Setbacks for Animal Husbandry or Agricultural Related Structures
RC, R‐1, R‐4, R‐
6, R‐8, R‐10,
and R‐14
Agricultural related structures – 50 ft. from any property line.
Stables and other animal husbandry related structures, see RMC 4‐4‐010,
Animal Keeping and Beekeeping Standards.
RMF n/a
Clear Vision Area
RC, R‐1, R‐4, R‐
6, R‐8, R‐10, R‐
14 and RMF
In no case shall a structure over 42 in. in height intrude into the 20 ft. clear
vision area defined in RMC 4‐11‐030.
SECTION VI. Subsection 4‐2‐110.E.39 of the Renton Municipal Code is amended as
shown below. All other provisions in 4‐2‐110.E remain in effect and unchanged.
39. In the R‐8, R‐10, R‐14, and RMF zones: In addition to the applicable
yard setback requirements of the zone and tTo ensure adequate vehicular
maneuvering area, garages and carports that are accessed through alleys shall be
set back as follows:
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a. Nine‐foot (9') garage doors shall be at least twenty‐six feet (26') from
the back edge of the alley; or
b. Sixteen‐foot (16') garage doors shall be at least twenty‐four feet (24')
from the back edge of the alley.
SECTION VII. Subsection 4‐2‐115.E.2 of the Renton Municipal Code is amended as
shown below. All other provisions in 4‐2‐115.E remain in effect and unchanged.
2. Open Space:
OPEN SPACE: Open space is a significant element in the development of livable communities and
creates opportunities for good health.
Guidelines: All open space shall be designed to preserve existing trees particularly native conifers,
native deciduous trees, and other native vegetation consistent with RMC 4‐4‐070, Landscaping. Except
for Native Growth Protection Areas, all common open space areas shall be designed to accommodate
both active and passive recreational opportunities and be visible and open to the street. Pocket parks
shall be designed to serve four (4) to ten (10) homes. Private yards are located at the rear or side of
homes and can include trees, planting beds, and privacy fences. Reciprocal use easements can provide
greater usability of private yards.
Landscaping:
R‐10
and
R‐14
See RMC 4‐4‐070, Landscaping.
Standards for Parks:
R‐10
and
R‐14
For developments that are less than ten (10) net acres: No park is required, but is allowed.
For developments that are greater than ten (10) net acres: A minimum of one one‐half (.5)
acre park, in addition to the common open space requirement, is required.
Standards for Common Open Space:
R‐10
and
R‐14
Developments of three (3) or fewer dwelling units: No requirement to provide common
open space.
Developments of four (4) or more units: Required to provide common open space as
outlined below. Above ground drainage facilities (i.e., ponds, swales, ditches, rain gardens,
etc.) shall not be counted towards the common open space requirement.
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1. For each unit in the development, three hundred fifty (350) square feet of common
open space shall be provided.
2. Open space shall be designed as a park, common green, pea‐patch, pocket park, or
pedestrian entry easement in the development and shall include picnic areas, space for
recreational activities, and other activities as appropriate.
3. Open space shall be located in a highly visible area and be easily accessible to the
neighborhood.
4. Open space(s) shall be contiguous to the majority of the dwellings in the development
and accessible to all dwellings. For sites one acre or smaller in size, open space(s) shall
be no less than at least thirty feet (30') in at least one any dimension. For sites larger
than one acre in size, open space(s) shall be no less than at least forty feet (40') in at
least one any dimension. For all sites, to allow for variation, open space(s) of less than
the minimum dimensions (thirty feet (30') or forty feet (40'), as applicable) are allowed;
provided, that when all of a site’s open spaces are averaged, the applicable dimension
requirement is met.
5. A pedestrian entry easement can be counted as open space if it has a minimum width of
twenty feet (20') and within that twenty feet (20') a minimum five feet (5') of sidewalk is
provided.
6. Pea‐patches shall be at least one thousand (1,000) square feet in size with individual
plots that measure at least ten feet by ten feet (10' x 10'). Additionally, the pea‐patch
shall include a tool shed and a common area with space for compost bins. Water shall
be provided to the pea‐patch. Fencing that meets the standards for front yard fencing
shall surround the pea‐patch with a one foot (1') landscape area on the outside of the
fence. This area is to be landscaped with flowers, plants, and/or shrubs.
7. Grass‐crete or other pervious surfaces may be used in the common open space for the
purpose of meeting the one hundred fifty feet (150') distance requirement for
emergency vehicle access but shall not be used for personal vehicle access or to meet
off‐street parking requirements.
8. Common open space areas shall have a maximum slope of five percent (5%).
9. Obstructions, such as retaining walls and fences, shall not be placed in common open
spaces.
Standards for Private Yards:
R‐10
and
R‐14
Developments of three (3) or fewer dwelling units: Each individual dwelling shall have a
private yard that is at minimum six hundred (600) square feet in size. Backyard patios and
reciprocal use easements may be included in the calculation of private yard.
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Developments of four (4) or more dwelling units: Each ground‐related dwelling shall have a
private yard that is at least two hundred fifty (250) square feet in size with no dimension less
than eight feet (8') in width.
An additional two hundred fifty (250) square feet of open space per unit shall be added to
the required amount of common open space for each unit that is not ground related.
Common Open Space or Park Substitutions:
R‐10
and
R‐14
See RMC 4‐1‐240.
Sidewalks, Pathways, and Pedestrian Easements:
R‐10
and
R‐14
All of the following are required:
1. Sidewalks shall be provided throughout the neighborhood. The sidewalk may
disconnect from the road, provided it continues in a logical route throughout the
development. Permeable pavement sidewalks shall be used where feasible, consistent
with the Surface Water Design Manual.
2. Front yards shall have entry walks that are a minimum width of three feet (3') and a
maximum width of four feet (4').
3. Pathways shall be used to connect common parks, green areas, and pocket parks to
residential access streets, limited residential access streets, or other pedestrian
connections. They may be used to provide access to homes and common open space.
They shall be a minimum three feet (3') in width and made of paved asphalt, concrete,
or porous material such as: porous paving stones, crushed gravel with soil stabilizers, or
paving blocks with planted joints. Sidewalks or pathways for parks and green spaces
shall be located at the edge of the common space to allow a larger usable green and
easy access to homes.
4. Pedestrian Easement Plantings: Sshall be planted with plants and trees. Trees are
required along all pedestrian easements to provide shade and spaced twenty feet (20')
on center. Shrubs shall be planted in at least fifteen percent (15%) of the easement and
shall be spaced no further than thirty‐six inches (36") on center.
5. For all homes that do not front on a residential access street, limited residential access
street, a park, or a common green: Pedestrian entry easements that are at least fifteen
feet (15') wide plus a five‐foot (5') sidewalk shall be provided.
SECTION VIII. Subsection 4‐3‐100.B of the Renton Municipal Code is amended as follows:
B. APPLICABILITY AND CONFLICTS:
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1. Applicability:
a. The following development activities shall be required to comply
with the provisions of this Section:
i. All subdivisions including short plats;
ii. All new structures;
iii. Conversion of vacant land (e.g., to parking or storage lots);
iv. Conversion of a residential use to a nonresidential use, or the
conversion of a nonresidential use to a residential use;
v. Alterations, enlargements, and/or restorations of Re‐use of a
nonconforming structures, for any purpose, that has been vacant for more than
one year; pursuant to RMC 4‐10‐050, Nonconforming Structures
vi. Exterior modifications such as facade changes, windows,
awnings, signage, etc., shall comply with the design requirements for the new
portion of the structure, sign, or site improvement.
b. Any of the activities listed in subsection B1a of this Section and
occurring in the following overlay areas or zones shall be required to comply with
the provisions of this Section:
i. District ‘A’: All areas zoned Center Downtown (CD).
ii. District ‘B’: All areas zoned Residential Multi‐Family (RMF), and
assisted living and convalescent centers within the Resource Conservation (RC),
Residential‐1 (R‐1), Residential‐4 (R‐4), Residential‐6 (R‐6), Residential‐8 (R‐8),
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Residential‐10 (R‐10), Residential‐14 (R‐14), and Residential Manufactured Home
Park (RMH) zones.
iii. District ‘C’: All areas zoned Urban Center (UC) or Commercial
Office Residential (COR).
iv. District ‘D’: All areas zoned Center Village (CV), Commercial
Arterial (CA), Commercial Neighborhood (CN), or Commercial Office (CO), except
for those properties included in the Automall District and used for small vehicle
sales or a secondary use identified in RMC 4‐3‐040C1, Uses Permitted in the
Renton Automall District.
2. Conflicts: Where there are conflicts between the design requirements
in subsection E of this Section and other sections of the Renton Municipal Code,
the regulations of this Section shall prevail.
SECTION IX. The Ground Level Details provisions in subsection 4‐3‐100.E.5 of the
Renton Municipal Code are amended as shown below. All other provisions in 4‐3‐100.E.5 remain
in effect and unchanged.
GROUND LEVEL DETAILS
Intent: To ensure that buildings are visually interesting and reinforce the intended human‐scale
character of the pedestrian environment; and ensure that all sides of a building within near or distant
public view have visual interest.
Guidelines: The use of material variations such as colors, brick, shingles, stucco, and horizontal wood
siding is encouraged. The primary building entrance should be made visibly prominent by incorporating
architectural features such as a facade overhang, trellis, large entry doors, and/or ornamental lighting
(illustration below). Detail features should also be used, to include things such as decorative entry
paving, street furniture (benches, etc.), and/or public art.
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Standards:
All Districts
All of the following are required:
1. Human‐scaled elements such as a lighting fixture, trellis, or other landscape
feature shall be provided along the facade’s ground floor.
2. Upper portions of building facades shall have clear windows with visibility into
and out of the building. However, screening may be applied to provide shade
and energy efficiency. The minimum amount of light transmittance for windows
shall be fifty percent (50%).
3. Display windows shall be designed for frequent change of merchandise, rather
than permanent displays. Display racks and fixtures may not obscure more than
fifty percent (50%) of the window space.
4. Window coverings, such as blinds and curtains, must be functional, they may not
be affixed so that they cannot be open and/or closed.
All of the following are prohibited:
1. Tinted and dark glass, highly reflective (mirror‐type) glass and film.
2. Untreated blank walls visible from public streets, sidewalks, or interior
pedestrian pathways.
a. A wall (including building facades and retaining walls) is considered a blank
wall if:
i. It is a ground floor wall or portion of a ground floor wall over six feet (6')
in height, has a horizontal length greater than fifteen feet (15'), and does
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not include a window, door, building modulation or other architectural
detailing; or
ii. Any portion of a ground floor wall has a surface area of four hundred
(400) square feet or greater and does not include a window, door,
building modulation or other architectural detailing.
b. If blank walls are required or unavoidable, they shall be treated. The
treatment shall be proportional to the wall and use one or more of the
following (illustration below):
i. A planting bed at least five feet (5') in width abutting the blank wall that
contains trees, shrubs, evergreen ground cover, or vines;
ii. Trellis or other vine supports with evergreen climbing vines;
iii. Architectural detailing such as reveals, contrasting materials, or other
special detailing that meets the intent of this standard;
iv. Artwork, such as bas‐relief sculpture, mural, or similar; or
v. Seating area with special paving and seasonal planting.
District A 1. Where windows or storefronts occur, they must only contain clear glazing.
Tinted, dark, and highly reflective (mirror‐type) glass and film are prohibited.
2. Any facade visible to the public shall be comprised of at least seventy five
percent (75%) transparent windows and/or doors for at least the portion of the
ground floor facade that is between four feet (4') and eight feet (8') above
ground (as measured on the true elevation).
3. Opaque signage is only allowed on or in no more than ten percent (10%) of the
window space. Stenciled or other signage types that allow visibility into the
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building are encouraged and do not count toward the ten percent (10%)
calculation of signage in windows.
Districts B, C,
and D
1. Any facade visible to the public shall be comprised of at least fifty percent (50%)
transparent windows and/or doors for at least the portion of the ground floor
facade that is between four feet (4') and eight feet (8') above ground (as
measured on the true elevation).
2. Where windows or storefronts occur, they must principally contain clear glazing.
Tinted, dark, and highly reflective (mirror‐type) glass and film are prohibited.
SECTION X. Subsection 4‐4‐080.I of the Renton Municipal Code is amended as follows:
I. DRIVEWAY DESIGN STANDARDS:
1. Driveway Location – Hazard Prohibited: No driveway shall be
constructed in such a manner as to be a hazard to any existing street lighting
standard, utility pole, traffic regulating device, fire hydrant, abutting street traffic,
or similar devices or conditions. The cost of relocating any such street structure
when necessary to do so shall be borne by the abutting property owner. Said
relocation of any street structure shall be performed only through the
dDepartment and person holding authority for the particular structure involved.
2. Driveway Spacing Based Upon Land Use:
a. Industrial, Warehouse and Shopping Center Uses:
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i. The location of ingress and egress driveways shall be subject to
approval of the City under curb cut permit procedures.
ii. There shall be a minimum of forty feet (40') between driveway
curb returns where there is more than one driveway on property under unified
ownership or control and used as one premises.
iii. Driveways shall not be closer than five feet (5') to any property
line (except as allowed under subsection I9 of this Section, Joint Use Driveways).
b. All Other Uses:
i. The location of ingress and egress driveways shall be subject to
approval of the Department of Community and Economic Development under
curb cut permit procedures.
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ii. Driveway width (aggregate width if more than one driveway
exists) shall not exceed forty percent (40%) of the street frontage.
iii. Driveways shall not be closer than five feet (5') to any property
line (except as allowed under subsection I9 of this Section, Joint Use Driveways).
iv. There shall be a minimum of eighteen feet (18') between
driveway curb returns where there is more than one driveway on property under
single ownership or control and used as one premises.
3. Driveway Width Maximums Based Upon Land Use:
a. Industrial, Warehouse and Shopping Center Uses:
i. Driveway width (aggregate width if more than one driveway
exists) shall not exceed forty percent (40%) of the street frontage.
ii. The width of any driveway shall not exceed fifty feet (50')
exclusive of the radii of the returns or taper section, the measurement being made
parallel to the centerline of the street roadway.
iii. The Administrator may grant an exception upon proper
application in writing and for good cause shown, which shall include, but not be
limited to, the absence of any reasonable alternative.
b. Single Family and Duplex Uses: The maximum width of single
loaded garage driveways shall not exceed nine feet (9') and double loaded garage
driveways shall not exceed sixteen feet (16'). If a garage is not present on the
subject property the maximum width of a driveway shall be sixteen feet (16').
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c. All Other Uses: The width of any driveway shall not exceed thirty
feet (30') exclusive of the radii of the returns or the taper section, the
measurement being made parallel to the centerline of the street roadway.
4. Maximum Number of Driveways Based Upon Land Use:
a. Industrial, Warehouse and Shopping Center Uses: There shall be no
more than two (2) driveways for each three hundred thirty feet (330') of street
frontage serving any one property or among abutting properties under unified
ownership or control. For each additional one hundred sixty five feet (165') of
street frontage an additional driveway may be allowed.
b. All Other Uses: There shall be no more than one driveway for each
one hundred sixty five feet (165') of street frontage serving any one property or
among properties under unified ownership or control; for each one hundred sixty
five feet (165') of additional street frontage another driveway may be permitted
subject to the other requirements of this Section.
5. Driveway Angle – Minimum: The angle between any driveway and the
street roadway or curb line shall not be less than forty‐five degrees (45°).
6. Driveway Grades – Maximum Based Upon Land Use:
a. Single Family and Two (2) Family Uses: Maximum driveway slopes
shall not exceed fifteen percent (15%); provided, that driveways exceeding eight
percent (8%) shall provide slotted drains at the lower end with positive drainage
discharge to restrict runoff from entering the garage/residence crossing any public
sidewalk entering public or private streets, alleys, sidewalks, and/or pedestrian
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pathways. To exceed fifteen percent (15%), a variance from the Administrator is
required.
b. All Other Uses: Maximum driveway slope shall not exceed eight
percent (8%). The Administrator may allow a driveway to exceed eight percent
(8%) slope but not more than fifteen percent (15%) slope, upon proper application
in writing and for good cause shown, which shall include, but not be limited to,
the absence of any reasonable alternative. To exceed fifteen percent (15%), a
variance from the Administrator is required.
7. Surfacing Requirements for Driveways and Driveway
Encroachments: Driveways and driveway approaches in the public right‐of‐way
shall be paved with asphaltic concrete, cement, or equivalent alternative materials
of a permanent nature as approved by the Public Works Department. Surfacing
treatments that provide increased infiltration opportunities, such as permeable
pavements, shall be used where feasible and consistent with the Surface Water
Design Manual.
8. Two (2) Track Driveway Design: For single‐family lots, driveways may
provide a pervious strip in the center in order to reduce the impervious surface of
driveways. A two (2) track driveway does not allow for an increase in allowed
driveway width.
9. Joint Use Driveways:
a. Benefits: Joint use driveways reduce the number of curb cuts along
individual streets and thereby improve safety and reduce congestion while
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providing for additional on‐street parking opportunities. Joint use driveways
should be encouraged when feasible and appropriate, particularly when there is
existing underutilized parking proximate to a subject site.
b. Where Permitted: Adjoining lots may utilize a joint use driveway
accessed from a public street where such joint use driveway reduces the total
number of driveways entering the street network, subject to the approval of the
Department of Community and Economic Development. Joint use driveways must
be created upon the common property line of the properties served or through
the granting of a permanent access easement when said driveway does not exist
upon a common property line. If the adjoining lots are residential, the joint use
driveway shall provide access to no more than two (2) lots and each lot shall abut
a public street. Joint use access to the driveway shall be assured by easement or
other legal form acceptable to the City.
10. Driveways Providing Access or Connection To and From the State
Highway System: Any driveway providing access or connection to or from the
state highway system shall be designed and installed pursuant to RMC 4‐6‐
060F910.
SECTION XI. Upon approval of the City Attorney, the City Clerk is authorized to direct
the codifier to make necessary corrections to this ordinance, including the corrections of
scriveners or clerical errors; references to other local, state, or federal laws, codes, rules, or
regulations; or ordinance numbering and section/subsection numbering and references. The City