20-104981-Project Narrative-12-18-2020_V1
IHB Architects
Architecture * Planning * Feasibility * Project Management Imad H. Bahbah, Principal
Jacobs Plat - Project Narrative for Pre-Application December 15th, 2020
The Jacobs Plat is a 7.3 acre vacant parcel located at the intersection W Valley Hwy North and
S 328th St. It is a slightly sloped site from west to east, then drops off steeply as it extends to
Peasley Canyon Rd. S.
We are proposing to subdivide a 5.49 acre portion of the lot, West of the environmentally
sensitive area into (36) 5,000 sf single-family lots.
Although the parcel is zoned RS9.6, we plan to apply for a rezone of the property, if necessary,
to rezone it to RS5.0. This rezone is consistent with the Comp Plan designation of this area as
SF High Density and there is precedent for smaller 5,000 sf lots in nearby developments within
the City limits. Also, we are aware of the City’s Housing Action plan, which is revisiting densities
in the residential zones.
Access to the subdivision will be from W. Valley Hwy North via a proposed 38’ ROW Local
Street Section, per COFW Dwg. No. 3-2Y. The road will be a continuous loop and will
include 20’ turning radii throughout.
A large kids play area and public open space are provided as amenities. The open space
requirement is also met by setting aside the environmentally sensitive portion of the site to the
east as a Conservation Area of 1.1ac. Underground utilities will include water, power, storm,
sewer, gas and cable. Underground storm detention and water quality are proposed, and are
proposed to discharge downhill towards Peasley Cyn. Each lot will conform to the standard
property setback requirements and provide approx. 2,915 SF of buildable area, or more.
The owner would like to apply for the preliminary plat process as soon as possible.
QUESTIONS:
1.What is the timeline and process for a rezone? Or is there another easier route to achieve
the RS5.0 zoning designation?
2.What is the timeline and process for a Preliminary Plat approval.
3.Will any other permits be required?
4.Will frontage improvements along W. Valley Hwy North be required? If yes, what is the
extent?
5.What will be the approximate total impact and permit fees through Preliminary Plat
approval? Final Plat approval?
21620 84th Ave. South, Ste. 200 *Kent, WA 98032 *253. 468.7696 *ihbarchitects.com