HomeMy WebLinkAboutC_Bo De Temple_On-Hold Letter_LUA25-000326_260120_v1
January 23, 2026
Oscar Gestoso
22420 127th Ave SE
Kent, WA 98031
SUBJECT: "On Hold" Notice
Bo De Temple / LUA25-000326, CU-H
Dear Mr. Gestoso,
The Planning Division of the City of Renton accepted the above master application for review on October 2,
2025. During our review, staff has determined that additional information is necessary in order to proceed
further.
The following information will need to be addressed and resubmitted before April 23, 2026 in order for staff
to continue the review of the above subject application:
• The City’s landscape regulations (Renton Municipal Code (RMC) 4-4-070 requires a 10-foot
landscape strip along all public street frontages. While the site plan shows a 10-foot-wide landscape
strip, it does not provide details of the proposed vegetation. Please submit a landscape plan that
details plant locations and a plant schedule specifying species, size, and quantity.
• The subject parcel is allowed to have one driveway. Please submit a revised site plan
decommissioning the second driveway and providing vegetation to the right-of-way.
• According to RMC 4-4070F.4, a nonresidential development in a residential zone is required to
provide either a fifteen-foot (15') wide partially sight-obscuring landscaped visual barrier, or ten-foot
(10') wide fully sight-obscuring landscaped visual barrier along shared property lines. Please provide
a revised landscape plan showing the required screening.
• The most recently submitted site plan identifies eight (8) existing trees on the project site, which
conflicts with the Tree Retention Worksheet that lists 5 existing trees. To resolve the discrepancy,
please submit an updated landscape plan clearly identifying trees proposed for removal and
retention, along with a revised Tree Retention and Credit Worksheet that is consistent with the site
plan.
Recipient
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January 23, 2026
• The parking lot layout does not comply with the most recently approved Code Interpretation. The
minimum parking space dimensions are eight feet (8’) in width by twenty feet (20’) in length. Please
revise the site plan to demonstrate compliance.
• Per RMC 4-4-090B.3, refuse, recyclables, and compostables deposit areas may not be located
within fifty feet (50') of a lot zoned residential, unless approved through the site development plan
review process or the applicable modification process. The site plan shows the waste container and
associated enclosure within the side setback, which is not permitted. Please submit a revised site
plan showing the new location for the waste containers outside of the required setbacks.
• The project site is required to provide on-site lighting. Please submit an illumination plan
demonstrating compliance with RMC 4-4-075, Lighting, Exterior On-site. The illumination plan(s)
must depict the type of lighting proposed, the direction of the lighting, and the location of all of the
exterior lights.
• It has been discovered additional structures have been added to the project site. Please submit
revised plans show all existing and proposed structures on the project site.
• Multiple sources, including City of Renton (COR) Maps, King County iMap, aerial imagery, LiDAR
data, field reconnaissance, and public comments, indicate that a large area on the north side of
the parcel has undergone vegetation removal and substantial clearing, grading, and fill. This
conflicts with the most recent site plan submitted to the city for review, which depicts the area as
existing vegetation. Staff estimates that approximately 12,000 square feet of area has been
cleared, and 750-1,000 cubic yards of fill has been placed on the project site. While initial clearing
on the project site (APN 2923059025) occurred between 2009 and 2012, evidence shows clearing
and grading has expanded onto the northern parcel (APN 2923059157) in 2019.
City records indicate the parcel (APN 2923059157), directly north of the project site, contains a
stream, a wetland, and associated buffers that may encroach onto the project site. To proceed
with the land use review, the following information must be provided:
o Wetland Report: A report prepared by a qualified professional documenting critical area
boundaries and buffers, assessing functions and impacts, and identifying mitigation
measures.
o Technical Information Report (TIR) / Drainage Report: A report prepared by a qualified
professional accounting for all existing and proposed structures on the project site, prior
work conducted on the north side of the project site and adjacent parcel to the north, and
all new or replaced impervious surfaces, including the large asphalt area along SE
Petrovitsky Rd that was paved between 2017 and 2019. This area must be included in
Recipient
Page 3 of 3
January 23, 2026
drainage and water quality threshold calculations. Thresholds must also account for areas
converted from forest or vegetation to gravel unless a restoration plan is proposed. Please
note that exemptions from flow control and water quality requirements may likely be met
without large-scale restoration.
City staff has received public comments and supporting documentation from an adjacent
property owner indicating that clearing and grading activities on the project site and parcel
immediately north have adversely affected their property, which has resulted in multiple
flooding events. The TIR/Drainage Report must evaluate potential impacts to wetland
hydrology and downstream properties in accordance with the 2022 Renton Surface Water
Design Manual and evaluate downstream flooding impacts to neighboring properties.
Please be advised, with the introduction of this new information, additional permits may be required. At this
time, your project has been placed “on hold” pending receipt of the requested information. The maximum
time for resubmittal shall be within ninety (90) days of this notice. Please contact me at (425) 430-7288 if you
have any questions.
Sincerely,
Valerie Porter
Senior Planner
cc: Nhung Huynh / Owner
Oscar Gestoso / Applicant
Party of Record