Letter from Matthew SchultzKMKCONSULTING, WG
...........................................................
2127 S. Alaska Way
Meridian, ID 83642
(208) 880-1695 Office/Cell
(208) 893-5325 Fax
January 2, 2007
City of Meridian
Planning and Zoning Commission and City Council
c/o City of Meridian Planning Department
660 E. Watertower Lane, Suite 202
Meridian, ID 83642
RE: Baraya Subdivision
Response to Staff Report
Dear Commissioners and City Council Members:
RECEIVED
GITY OF MERIDIAN
CITY CLERK OFFICF
We are in receipt of the Baraya Subdivision Staff Report dated January 1, 2007. We are
disappointed that Staff recommends denial instead of approval with conditions since the
submitted plat reflects several months of expensive iterations and meetings to accommodate
the current comprehensive plan, the pending Ten Mile plan, surrounding neighbors, and all
agency concerns.
Our new application for Baraya was submitted in early November. On December 15th, City
staff called to inform me the density was too low for the requested zoning. Although we
plan on justifying our density at the Planning Commission hearing on January 4`t', we feel it
is important to note for the record the information submitted to Stalin an attempt to justify
our plan and hopefully receive staff conditions of approval. The following is a summary of
the correspondence sent to the City staff:
December 15th Phone call from Staff regarding inadequate density
December 15th
E-mail from RMR with Bubble Density Exhibit
December 15th
E-mail from RMR with Lot Variation Exhibit
December 16th
E-mail from RMR with Lot Size Analysis
December 19th
E-mail from RMR with Density Scenarios
December 21St
E-mail from RMR with 2 Color Exhibits
January 2°d
Staff Report Received
We look forward to discussing the project on Thursday night.
Si erely,
M ew S ultz
RMR Consulting, Inc.
Cc: Kent Brown, Bailey Engineering
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Date. Fri, 15 Dec 2006 15:26:04 -0800 (PST)
"Matthew Schultz" [schultzdevelnpment6�yahnn.com> Add to Address Book 9 Add Mobile
From: Alert
Subject: # Baraya Densities
To: "Amanda Hess" <hessa@meridiancity.org>
CC:"Kent Brown" ckbrownCnxbaileyengineers.com>, "Anna Canning" -�:canninga@meridiancity.org>,
"Caleb Hood" ¢hoodc@meridiancity.org>
Amanda,
After our telephone conversation, I went into my CAD program and calculated some densities in som
of the key areas of Baraya moving from east to west. We do have some area of R-15 density within
our R-15 immediately west of the north/south collector where we have townhome lots and 40'
detached lots.. Within the other areas of the R-15, we have R-15 conforming lots, but the diverse lot
mix accounting for slope constraints and the ample open space dilutes our density. For the school
site, Caleb recommended we do R-15 for the special use permit requirement issue on R-8 vs R-15.
So, with our lot size mix spread throughout the site, R -40/R-15 made sense. Maybe townhomes on
the west property line would add more justification for the R-15, 1 dont know. I asked the question at
the pre -app and everyone shrugged their shoulders like it didnt make or break us. Overall, we believ
we have a preliminary plat that meets the current comp plan, meets the intent of the proposed comp
plan, and have the roadways on our south property line combined with a park and pathways leading
to the school as a nice buffer to whatever may be built in the future to the south.
If we need to get down to net densities to look at higher numbers, let me know. I can provide those
calculations as well. Thanks and have a good weekend.
Matt Schultz
RMR Consulting, Inc.
2127 S. Alaska Way Meridian, ID 83642
-------...•....•.-•.•.-•••---•---••.
(208) 880:1695 Cell
(208) 893-5325 Fax
schultzdevelopment@yahoo.com
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sca not a big difference, but I believe some of the stats on the preliminary plat are confusing. They are not
S your credit wrong, but the school lot acreage doesnt measure the entire parcel it sits on ... just the lot excluding RU
ore - free and open space lots. So if you were trying to subtract it out to get an area to calculate the gross density
- of the residential R-15, it would be incorrect. I apologize for the confusion.
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Please see the attached exhibit showing acreage and density. We do not know what the density of the
R-40 will come in at, but the higher it is, the higher our blended average. You can also see that
approximately 1/2 of the lots within the R-15 residential zone are 30'-35' townhome lots and 40' lots anc
meet the R-15 standard dimensionally. Thats what allows us to get up to 5 units per acre with over 100,
open space and a mix of "bigger" R-8 lots ... but they are interspersed throughout, so a clean zoning
boundary is not practical... hence the request for R-15. I hope this helps as you prepare your staff
report. If we can do anything to help with stats or measurements, let me know. thanks
Matt Schultz
RMR Consulting, Inc.
2127 S. Alaska Way Meridian, ID 83642
(208 880-1695 Cell
(208) 893.5325 Fax
schultzdevelopment@yahoo.com
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Date, Sat, 16 Dec 2006 08:07:36 -0800 (PST)
From, "Matthew Schultz" <schultzdevelopment@yahoo.com> ?..)Add to Address Book Add Mobile Alert
Subject; Updated Lot Size Analysis for Baraya
To. "Amanda Hess" <hessa@meridiancity.org>
CC: "Kent Brown" <kbrown@balleyengineerS.Com>, "Caleb Hood" <hcodcL&Merldlancity.org>, "Anna Canning"
<canninga@meridiancity.org>
Amanda,
I had never updated the attached spreadsheet for the minor tweeks we did to Baraya last month based on
your requests to adjust some lots and connectivity to the school. I went through it this morning, and as you
can see from the calculations we are at 5,177 SF average with 11.25 acres of open space/landscaping. If wi
were to increase density, we would hold the amount of open space, hold the amount of roads (if we are
lucky), and reduce the average SF per lot. To get the 8 per acre overall on the R-15 residential (instead of 5
my calculations show we would have to add 197 lots/units and would be at 3,203 SF average... which is less
than the smallest attached townhome lot. Just more information for you as you write the staff report. Thank,
1W Online Degree
Programs Matt Schultz
Degrees in as RMR Consulting, Inc.
fast as 1 year. 2127 S. Alaska Way Meridian, ID 83642
...............................................................................
(208-880.1695 Cell
,(?q§)_893-5325 Fax
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http://us.f361.maii.yahoo.com/ym/ShowLetter?MsgId=S256-0-72743-787-14229-0-23642-55978—... 1/2/2007
1
BARAYA LOT SIZE ANALYSIS
UPDATED 12/15/2006
BUILDABLE
NON -BUILDABLE
LOT
BLOCK
SF
LOT
BLOCK
SF
TYPE
2
3
5,578
1
1
15,183
SCHOOL BUFFER
3
3
4,400
1
2
483,980
SCHOOL
4
3
4,400
1
3
54,544
SCHOOL BUFFER
5
3
4,400
6
3
4,400
1
4
23,396
BUFFER
7
3
4,400
1
5
1,079
ISLAND
8
3
4,400
12
6
246,283
PATH,BUFFER
9
3
4,400
19
10
111,004
PARK/PATH
10
3
4,400
10
11
67,343
PATH,BUFFER
11
3
4,503
15
12
4,054
BUFFER
12
3
5,094
11
15
3,731
BUFFER
13
3
5,250
1
16
3,731
BUFFER
14
3
4,577
14
16
3,627
BUFFER
15
3
4,402
1
17
21,437
PATH,BUFFER
16
3
4,400
1
20
2,434
ISLAND
17
3
6,199
1
21
2,264
ISLAND
1
22
4,467
ISLAND
2
4
4,367
3
4
4,400
SUBTOTAL
490,383
R-15 RESIDENTIAL
4
4
4,400
NON -USABLE
57,325
FRANKLIN BUFFER
5
4
4,400
6
4
6,515
R-15 RES USABLE
433,058
OF 64.67 ACRES
15.37%
1
6
5,199
2
6
4,144
3
6
4,144
1
18
20,974
BUFFER
4
6
4,144
1
19
27,546
BUFFER
5
6
4,144
6
6
4,144
R-40 RESIDENTIAL
7
6
4,144
8
6
4,144
9
6
5,299
10
6
5,537
11
6
5,374
13
6
5,374
14
6
5,000
15
6
5,000
16
6
5,400
17
6
5,000
18
6
5,000
19
6
5,000
20
6
5,400
21
6
5,000
22
6
5,000
23
6
5,000
24
6
5,000
25
6
6,000
26
6
6,000
27
6
5,000
28
6
5,000
29
6
5,000
30
6
6,000
31
6
5,000
32
6
5,000
33
6
5,000
34
6
6,000
35
6
7,234
36
6
8,466
37
6
7,189
38
6
7,323
39
6
5,670
40
6
6,300
41
6
5,250
42
6
5,775
43
6
5,775
44
6
5,775
45
6
5,775
46
6
5,775
47
6
5,775
48
6
5,250
49
6
5,284
50
6
6,537
51
6
5,178
52
6
4,220
53
6
4,200
54
6
4,200
55
6
4,200
56
6
4,200
57
6
4,200
58
6
4,200
59
6
4,200
60
6
4,200
61
6
4,200
62
6
4,200
63
6
4,197
64
6
4,783
65
6
8,662
66
6
8,018
67
6
5,131
68
6
4,798
69
6
4,849
70
6
4,000
71
6
4,000
72
6
4,340
73
6
4,095
74
6
3,510
75
6
3,510
76
6
4,095
77
6
4,095
78
6
3,510
79
6
3,510
80
6
4,177
1
7
6,982
2
7
5,000
3
7
5,000
4
7
6,000
5
7
6,000
6
7
5,000
7
7
8,507
8
7
8,540
9
7
5,000
10
7
5,000
11
7
6,000
12
7
6,000
13
7
5,000
14
7
5,000
15
7
6,898
1
8
6,433
2
8
5,000
3
8
5,000
4
8
5,000
5
8
6,000
6
8
5,000
7
8
5,000
8
8
5,000
9
8
5,914
10
8
8,996
11
8
8,999
12
8
5,000
13
8
5,000
14
8
6,000
15
8
5,000
16
8
5,000
17
8
6,000
18
8
6,000
19
8
5,000
20
8
9,285
1
9
5,398
2
9
4,000
3
9
4,000
4
9
4,000
5
9
4,000
6
9
4,000
7
9
4,000
8
9
4,000
9
9
4,000
10
9
6,045
11
9
6,311
12
9
5,000
13
9
5,000
14
9
5,000
15
9
5,000
16
9
5,000
17
9
5,000
18
9
7,133
1
10
7,057
2
10
6,027
3
10
5,000
4
10
5,000
5
10
5,000
6
10
6,000
7
10
5,000
8
10
5,000
9
10
5,909
10
10
5,898
11
10
5,000
12
10
5,000
13
10
6,000
14
10
5,000
15
10
5,000
16
10
5,000
17
10
6,023
18
10
7,075
20
10
7,348
21
10
5,019
22
10
4,000
23
10
4,000
24
10
4,000
25
10
4,000
26
10
4,738
27
10
4,993
28
10
4,596
29
10
4,199
30
10
5,256
31
10
5,287
32
10
4,327
33
10
4,775
34
10
5,222
1
11
5,000
2
11
4,000
3
11
4,000
4
11
4,000
5
11
4,000
6
11
4,000
7
11
4,000
8
11
4,000
9
11
8,072
11
11
6,466
12
11
5,500
13
11
5,500
14
11
5,500
15
11
6,500
16
11
5,500
17
11
5,500
18
11
5,500
19
11
5,476
1
12
7,171
2
12
6,353
3
12
5,500
4
12
5,000
5
12
5,000
6
12
6,891
7
12
5,122
8
12
5,000
9
12
5,000
10
12
5,000
11
12
5,000
12
12
6,000
13
12
6,610
14
12
5,192
16
12
10,692
17
12
9,486
18
12
10,076
19
12
9,285
20
12
8,055
1
13
8,639
2
13
6,500
3
13
5,500
4
13
6,500
5
13
5,500
6
13
7,348
7
13
7,397
8
13
5,500
9
13
6,500
10
13
6,500
11
13
8,552
12
13
6,945
13
13
5,000
14
13
6,000
15
13
6,715
1
14
7,727
2
14
5,500
3
14
5,500
4
14
5,500
5
14
5,500
6
14
5,500
7
14
5,500
8
14
6,000
9
14
6,792
10
14
6,853
11
14
6,000
12
14
5,500
13
14
5,500
14
14
5,500
15
14
5,500
16
14
5,500
17
14
8,150
18
14
7,032
19
14
5,000
20
14
5,000
21
14
8,307
1
15
6,069
2
15
3,800
3
15
3,800
4
15
3,800
5
15
3,800
6
15
3,800
7
15
3,800
8
15
3,800
9
15
3,800
10
15
4,298
12
15
4,475
13
15
4,000
14
15
4,000
15
15
4,000
16
15
4,000
17
15
4,000
18
15
4,000
19
15
4,000
20
15
3,998
21
15
5,306
2
16
4,346
3
16
3,800
4
16
3,800
5
16
3,800
6
16
3,800
7
16
3,800
8
16
3,800
9
16
3,800
10
16
3,800
11
16
3,800
12
16
3,800
13
16
4,292
15
16
4,474
16
16
4,000
17
16
4,000
18
16
4,000
19
16
4,000
20
16
4,000
21
16
4,000
22
16
4,000
23
16
4,000
24
16
4,000
25
16
4,000
26
16
4,624
2
17
4,129
3
17
3,510
4
17
3,510
5
17
4,095
6
17
4,095
7
17
3,510
8
17
3,510
9
17
4,095
10
17
4,095
11
17
3,510
12
17
3,510
13
17
4,095
14
17
4,095
15
17
3,510
16
17
3,510
17
17
4,234
18
17
5,923
Total 1,656,519 SF
Average 5,177 SF
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Date: Tue, 19 Dec 2006 07:50:06 -0800 (PST)
Frvm- "Matthew Schultz" _schultzdevelopment@yahoo.com- n Add to Address Book Add Mobile Alert
Subject: Baraya Density Scenarios
To: "Amanda Hess" <hessa@mendlancity.org>
CC: "Kent Brown" ckbrown@baileyengineers.com>, "Anna Canning" ccanninga@meridiancity.org>, "Caleb Hood"
ahoodc@meridiancity-orga
Amanda,
Here is a spreadsheet showing the range of overall density on the Baraya residential area (R15+R40) given a
range of potential R-40 densities. HDR wanted a minimum of 12 units per acre on the east edge of the
property --- we had a concept layout at 15 per acre ... someone with a high density speciality could get higher within
the R40 zone. I think its good information to have.
Matt Schultz
RMR Consulting, Inc.
2127 S. Alaska Way Meridian, ID83642
(206)_880-1695 Cell
208 893-5325 Fax
schultzdevelopment@yahoo.com
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http://us.f361.mail.yahoo.comlymIShowLetter?MsgId=3406_4963386_60036_773 4865-0 23738 2... 1/2/2007
Baraya Subdivision
Density Scenarios
92.66 Acres - Overall
14.98 Acres - School
64.67 Acres - R15
13.01 Acres - R40
R15
R40
Combined
Zone
Zone
Residential
Densi
Densily
Densi
4.95
12.00
6.13
4.95
13.00
6.30
4.95
14.00
6.46
4.95
15.00
6.63
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6.97
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7.13
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7.80
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7.97
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8.14
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8.31
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Date: Thu, 21 Dec 2006 08:34:32 -0800 (PST)
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From, "Matthew Schultz" <schultzdevelopment((byahoo.corn> Add to Address Book Add Mobile Alert
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Subject: <y, Baraya Exhibits
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"Kent Brown" <kbrowiiCcbbaileyengineers.com>, "Caleb Hood" <hoodc@meridiancity.org>, "Anna Canning"
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Here are two exhibits that would be good for the hearing on Baraya that I had Bailey put together. One is a lot size exhibit
with the proposed zone boundary superimposed and one is the Ten Mile Area proposed land use map with Baraya
See your credit
superimposed. I think they are both useful exhibits. Merry Christmas!
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Don't Quit Job
Matt Schultz
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RMIR Consulting, Inc.
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