FFCL for Approval 807 N. Meridian Road RZCITY OF MERIDIAN
FINDINGS OF FACT, CONCLUSIONS OF LAW
AND
DECISION & ORDER
~E IDIAN_--
In the Matter of the Request for a Rezone of 0.47 of an acre from the R-8 (Medium Density
Residential) to the O-T (Old Town) Zoning District for the Property Located at 807 N. Meridian
Road, by LTD, LLC.
Case No(s). RZ-13-003
For the Cih~ Council Hearing Date of: May 7, 2013 (Findings on May 22, 2013)
A. Findings of Fact
1. Hearing Facts (see attached Staff Report for the hearing date of May 7, 2013, incorporated by
reference)
Z. Process Facts (see attached Staff Report for the hearing date of May 7, 2013, incorporated by
reference)
3. Application and Property Facts (see attached Staff Report for the hearing date of May 7, 2013,
incorporated by reference)
4. Required Findings per the Unified Development Code (see attached Staff Report for the hearing
date of May 7, 2013, incorporated by reference)
B. Conclusions of Law
1. The City of Meridian shall exercise the powers conferred upon it by the "Local Land Use
Planning Act of 1975," codified at Chapter 65, Title 67, Idaho Code (1.C. §67-6503).
2. The Meridian City Council takes judicial notice of its Unified Development Code codified at
Title 1 1 Meridian City Code, and all current zoning maps thereof. The City of Meridian has, by
ordinance, established the Impact Area and the Amended Comprehensive Plan of the C ity of
Meridian, which was adopted April 19, 2011, Resolution No. 1 1-784 and Maps.
3. The conditions shall be reviewable by the City Council pursuant to Meridian City Code § 11-SA
4. Due consideration has been given to the comment(s) received from the governmental
subdivisions providing services in the City of Meridian planning jurisdiction.
5. it is found public facilities and services required by the proposed development will not impose
expense upon the public if the attached conditions ofapproval are imposed.
6. That the City has granted an order of approval in accordance with this Decision, which shall be
signed by the Mayor and City Clerk and then a copy served by the Clerk upon the applicant, the
CI"I~Y OF MF,RIDIAN PINllINGS OF FAC'T'. CONCLUSIONS OF LAW AND DF,CISION & ORDFR
CASE; NO(S). R/,-13-003
1-
Planning Department, the Public Works Department and any affected party requesting notice.
That this approval is subject to the Conditions of Approval all in the attached Staff Report for the
hearing date of May 7, 2013, incorporated by reference. The conditions are concluded to be
reasonable and the applicant shall meet such requirements as a condition of approval of the
application.
C. Decision and Order
Pursuant to the City Council's authority as provided in Meridian City Code § 1 1-SA and based upon
the above and foregoing Findings of Fact which are herein adopted, it is hereby ordered that:
1. The applicant"s request for a rezone is hereby approved per the attached Staff Report for the
hearing date of May 7, 2013, attached as Exhibit A.
D. Notice of Final Action and Right to Regulatory Takings Analysis
1. The Applicant is hereby notified that pursuant to Idaho Code 67-8003, denial of a development
application entitles the Owner to request a regulatory taking analysis. Such request must be in
writing, and must be filed with the City Clerk not more than twenty-eight (28) days after the
final decision concerning the matter at issue. A request for a regulatory takings analysis will
toll the time period within which a Petition for Judicial Review may be filed.
2. Please take notice that this is a final action of the governing body of the City of Meridian.
When applicable and pursuant to Idaho Code ~ 67-6521, any affected person being a person
who has an interest in real property which may be adversely affected by the final action of the
governing board may within twenty-eight (28) days after the date of this decision and order
seek a judicial review as provided by Chapter ~2, Title 67, Idaho Code.
E. Attached: Staff Report for the hearing date of May 7, 2013
CI"I~Y OF MF,RIDIAN PINllINGS OF FACT. CONCt,USIONS OF LAW AND DF,CISION & ORDFR
CASE; NO(S). R/,-13-003
2-
By action of the City Council at its regular meeting held on the
2013.
COUNCIL PRESIDENT BRAD HOAGLUN
COUNCIL VICE PRESIDENT CHARLIE ROUNTREE
COUNCII, MEMBER DAVID ZAREMBA
COUNCIL MEMBER KEITH BIRD
ZZ~ day of,
VOTED
VOTED
VOTED
VOTED
Copy served upon Applicant, The Planning Department, Public Works Departrnent and City Attorney.
By: Dated: S ' a-3 - 13
i CIeI c Office
CTTY OF MERIDIAN FINDINGS OP PACT, CONCLUSIONS OF LAW AND DECISION & ORDER
CASE NO(S). RZ-13-003
3-
MAYOR TAMMY de WEERD VOTED
(TIE BREAKER)
CXHIBiT A
STAFF REPORT
HEARING DATE;
TO:
FROM:
May 7, 2013
Mayor & City Council
(~E IDIAN:--
SUBJECT:
Sonya Wafters, Associate City Planner
208-884-5533
Bruce Freckleton, Development Services Manager
208-887-221 1
RZ-13-003 - 807 N. Meridian Road
I. SUMMARY DESCRIPTION OF APPLICANT'S REQUEST
The applicant, LTD, LLC, has submitted an application for rezone (RZ) of 0.47 of an acre of land
from the R-8 (Medium Density Residential) to the O-T (Old Town) zoning district. See Section IX
Analysis for more i~ fornxrtior~.
II. SUMMARY RECOMMENDATION
Staff recommends approval of the proposed RZ application as requested by the applicant, based on
the Findings of Fact and Conclusions of Law in Exhibit D ofthe Staff Report.
The Meridian Planning & ZOning Commission heard this item on Apri14, 2013. At the public
hearing, the Commission moved to recommend approval of the subiect RZ request.
a. Summary of Commission Public Hearing:
i. In favor: Matt Hart
ii. In opposition: None
iii. Commenting: None
iv.Written testimony: Matt Hart (in agreement w/staff report)
v. Staff presenting application: Sonya Watters
vi.Other staff commenting on application: Bruce Chatterton
b. Kev Issue(s) of Discussion by Commission:
i. None
c. Kev Commission Change(s) to Staff Recommendation:
i. None
d. Outstanding Issue(s) for City Council:
i. None
The Meridian Citv Council heard these items on Mav 7. 2013. At the aublic hearing. the
Council aaaroved the subiect RZ request.
~_ Summary of Cit. Council Public Hearing:
i In favor: Matt Hart
iy', In opposition: None
iii. Commenting: None
iv. Writtentestimonv:MattHart
y, taff presenting application: Sonya Watters
vi• Other staff commenting on application: None
~ Kev issues of Discussion by Council:
i None
807 N Meridian Rd K%-13-003 I'AGF, 1
CXHIBiT A
~_ Kev Council Changes to Staff/Commission Recommendation
i None
III. PROPOSED MOTION
Approval
After considering all staff, applicant and public testimony, I move to approve File Number RZ-13-
003 as presented in the staff report for the hearing date of May 7, 2013, with the following
modifications: (Add any proposed modifications.)
Denial
After considering all staff, applicant and public testimony, I move to deny File Number RZ-13-
003 as presented during the hearing on May 7, 2013, for the following reasons: (You should
state specific reasons for denial.)
Continuance
I move to continue File Number RZ-13-003 to the hearing date of (insert continued hearing
date here) for the following reason(s): (You should state specific reason(s) for continuance.)
IV. APPLICATION AND PROPERTY FACTS
A. Site Address/Location:
The subject property is located at 807 N. Meridian Road on the northwest corner ofN. Meridian
Road and W. ldaho Avenue, in the SE '/4 of Section 12, Township 3 North, Range 1 West.
B. Owner(s):
LTD, LLC
P.O. Box 40
Meridian, ID 83680
C. Applicant:
Same as owner
D. Representative:
Matt Hart, Civil Survey Consultants, Inc.
1400 E. Watertower Street, Ste. 100
Meridian, ID 83642
E. Applicant's Statement/Justification: Please see applicant's narrative for this information.
V. PROCESS FACTS
A. The subject application is for a rezone. A public hearing is required before the Planning & Zoning
Commission and City Council on this matter, consistent with Meridian City Code Title 1 1,
Chapter 5.
B. Newspaper notifications published on: March 18, and April 1, 2013 (Commission); April 15, and
29, 2013 (City Council)
C. Radius notices mailed to properties within 300 feet on: March 14, 2013 (Commission); April 1 1,
2013 (City Council)
D. Applicant posted notice on site by: March 19, 2013 (Commission); April 24, 2413 (City Council)
807 N Meridian Rd K%-13-003 PAGF, 2
CXHIBiT A
VI. LAND USE
A. Existing Land Use(s): The existing 2-story structure (house) is being used as an office.
B. Character of Surrounding Area and Adjacent Land Use and Zoning:
1. North: Single-family residential property, zoned R-8
2. East: Meridian Road; property owned by Qwest & Church of the Harvest, zoned O-T
3. South: W. Idaho Avenue; single-family residential property, zoned R-8
4. West: Single-family residential property, zoned R-8
C. History of Previous Actions: The structure that exists on this site is a former dwelling that was
constructed in 1905 according to the Ada County Tax Assessor's records. The property owner
states that when he purchased the property in 1988, it was being used commercially at that time
and believes it to have been converted from a residence in the late 1970's. He further stated that
the property has continued to house a variety of nonresidential uses, including public/quasi-public
and office uses, since that time.
The Planning Division has no record of a Certificate of Zoning Compliance being issued for a
change in use of the site from residential to commercial. The Building Division also has no
records of permits or Certificate of Occupancies for commercial use of the property except for a
commercial mechanical permit for a heating & cooling system issued in 2010.
D. Utilities:
1. Public Works:
a. Location of sewer: The sanitary sewer main currently serving this parcel traverses
adjacent to the west boundary.
b. Location of water: The water main currently serving this parcel traverses adjacent to the
south boundary in W. Idaho Avenue.
c. Issues or concerns: None
E. Physical Features:
1. Canals/Ditches Irrigation: NA
2. Hazards: Staff is unaware of any hazards that may exist on this site.
3. Flood Plain: This site does not lie within a floodplain or floodway.
VII. COMPREHENSIVE PLAN POLICIES AND GOALS
This property is designated Old Town on the Comprehensive Plan Future Land Use Map (FLUM).
This designation includes the historic downtown and the true community center. Sample uses include
offices, retail and lodging, theatres, restaurants, and service retail for surrounding residents and
visitors. A variety of residential uses are also envisioned and could include reuse of existing
buildings, new construction ofmulti-family residential over ground floor retail or office uses.
This site is currently being used as an office. Future uses will be as allowed in the O-T district.
Staff finds the following Comprehensive Plan policies to be applicable to this property and apply to
the existing office use (staff analysis in italics):
• "Restrict private curb cuts and access points on collectors and arterial streets." (3.06.02D)
807 N Meridian Rd K%-13-003 PAGF, 3
EXHIBIT A
Access for this property is provided via Idaho Avenue, a local street; rto access to Meridian
Road, an arterial street, is proposed or approved.
"Coordinate with the Historic Preservation Commission to review and comment on all
development applications in Old Town and provide a certificate of acceptability." (5.02.01 D)
Staff sent a memo to the HPC dated March 1 ~l, 2013 not~•ing theist of the subject application but
hcrs yet to receive any official contnrents.
• "Support restoration of Old Town to enhance its historical quality." (5.02.01)
.Staff is supportive of the reytrest to rezone the site to O-T as the his7oric rtatut•e of this property
tii~ill cwth•ibute to the yucrlity ofthe doia~ntowtr historical district.
VIII. UNIFIED DEVELOPMENT CODE
A. Purpose Statement of Zone: Per UDC 1 1-2D-1 A, the purpose of the old town district is to
accommodate and encourage further intensification ofthe historical city center in accord with the
Meridian Comprehensive Plan. The intent of the O-T district is to delineate a centralized activity
center and to encourage its renewal, revitalization and growth as the public, quasi-public, cultural,
financial and recreational center of the city. Public and quasi-public uses integrated with general
business, and medium high to high density residential is encouraged to provide the appropriate
mix and intensity of activities necessary to establish a truly urban city center.
B. Schedule of Use: Unified Development Code (UDC) Table 11-2D-2 lists the principal permitted
(P), accessory (A), conditional (C), and prohibited (-) uses in the O-T zoning district. Any use not
explicitly listed, or listed as a prohibited use is prohibited. Pt•ofessiotxrl set•vices at•e aprincipally
permitted use in the U-T zoning district.
C. Dimensional Standards: Development of the site should be consistent with the dimensional
standards listed in UDC Table 11-2D-4 for the O-T zoning district.
IX. ANALYSIS
A. Analysis of Facts Leading to Staff Recommendation:
Rezone (RZ):
This site consists of 0.23 of an acre (0.47 of an acre including adjacent right-of--way) of land
currently zoned R-8. The applicant proposes to rezone the property to O-T, consistent with the
Comprehensive Plan Future Land Use Map designation of Old Town for this site.
The applicant states that the property has been used for a variety ofnon-residential uses in the
past (since approximately the late 1970"s), including public/quasi-public and office uses with the
current use being an office (professional service). The Planning & Building Divisions have no
records of this use/structure being approved for non-residential purposes. Assuming that the
commercial use of the property, including the parking lot design and landscaping, lawfully
existed prior to the effective date of the UDC, the use would be considered nonconforming as it
does not conform to current UDC standards (i.e. office uses are prohibited in the R-8 district; the
parking lot and landscaping do not meet current standards). Nonconforming uses cn•e crlloi~~ed to
continua as long as tha use ramaitts lcnvful attd is not expanded or extended subject to the
provisions listed in UDC 11-]B-•l.
Approval of the rezone to O-Twill change the status of the use to a conforming use as
professional services are a principal permitted use in the O-T district. However, because a
Certificate of Zoning Compliance (CZC) does not exist for the site, a CZC will be required upon
807 N Meridian Rd K%-13-003 PAGF, 4
CXHIBiT A
a change of use in the future. With a new tenant, a Certificate of Occupancy may also be required
to ensure compliance ~a%ith Americans with Disabilities (ADA) requirements and occupancy
classification.
Because the structure on this site is believed to have been constructed in 1905, staff sent a memo
to the Meridian Historical Preservation Commission (HPC), dated March 14, 2013, notifying
them of this request. The HPC did not verbally express any concerns at their last meeting and to
date no comments have been received from them on this application.
Conceptual Development Plan: The applicant submitted a conceptual development plan, as
required with rezone applications, showing future improvements to the site. However, no site
changes or improvements are proposed at this time.
Certificate of Zoning Compliance: Upon a change of use of the properrty from office
(professional service), a Certificate of Zoning Compliance application will be required to be
submitted. If an addition to the existing structure is proposed, additional improvements (e.g.
landscaping) may be required in accord with the guidelines listed in UDC 1 1-3B-2. The parking
lot will be required to comply with current development standards as listed in UDC 1 1-3C-5.
Further, if/when any new user goes to occupy this building a Certificate of Occupancy may be
required.
City Water & Sewer Service: The property is currently hooked up to City water and sewer
service.
Access: The property has one access via Idaho Avenue that leads to the parking area on the west
side of the lot; access is not proposed or approved via Meridian Road.
Parking: Based on 2,109 square feet, the square footage of the structure, the UDC (11-3C-6B)
requires a minimum of4 parking spaces to be provided in accord with the standards listed in
UDC 11-3C-5. Based on the number of parking spaces, a minimum of one bicycle parking space
in a bicycle facility meeting the standards listed in UDC 1 1-3C-SC will be required.
There is an existing paved area to the rear (west) of the existing structure that is being used for
parking. However, it is not striped, does not have a perimeter landscape buffer, and appears that it
may be limited in the size necessary for the required parking and drive aisles.
Staff recommends approval of the proposed RZ application in accord with the comments listed in this
report based on the findings in Exhibit D.
X. EXHIBITS
A. Drawings
1. Vicinity Map
2. Conceptual Development Plan
B. Conditions of Approval
1. Planning Department
2. Public Works Department
3. Fire Department
4. Police Department
5. Sanitary Service Company
807 N Meridian Rd K%-13-003 PAGF, ~
CXHIBiT A
6. Ada County Highway District
Parks Department
C. Rezone Legal Description & Exhibit Map
D. Required Findings from Unitied Development Code
807 N Meridian Rd K%-13-003 PAGF,
EXHIBIT A
Exhibit A.l :Vicinity Map
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807 N Meridian Rd K%-13-003 PAGF, 7
EXHIBIT A
Exhibit A.2: Conceptual Development Plan
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'I R932375008Q
ROVIDE 5-F1` ~ ~ ~
LANDSCAPE SUFFER 807 N MERIDIAN RD
AROUND PARKING LOT
• ~
~ •
RESTRIPE EXISTI ~~i3~ ~,_•. -
PARKING LOT. ~'N~L.-.~:Y ~~ _~~ • „• f
PROVIDE MIN. 5
PARKING SPACES
PLUS HANDICAP ~ -
SPACE WITH ADA ~ I
ACCESS. ~ ~-,,~~.. ~..
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=~ PLANT NEW `TREES
TYP OF 4
CONCEPT PLAN
REZONE -807 N. MERIDIAN ROAD
A I/ENUE
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Z
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^
NEW CURB &
SIDEWALK TO BE
INSTALLED BY
ACHD AS PART
OF THE MSG2
PROJECT.
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807 N Meridian Rd K%-13-003 PAGF, R
CXHIBiT A
Exhibit B: Agency Comments
On March 21, 2013, Planning Staff held an agency comments meeting. The agencies and
departments present include: Meridian Fire Department, Meridian Police Department, Meridian
Parks Department, and Republic Services. Staff has included all comments and recommended
actions below.
1. Planning Department
l .l Future uses on the site should he consistent with those listed as allowed uses in the O-T district
per UDC Table 1 1-2D-2.
1.2 If an addition to the existing structure is proposed in the future, additional landscaping may be
required in accord with the guidelines listed in UDC 11-3B-2.
2. Public Works Department
2.1 Sanitary sewer service to this parcel currently comes from a main traversing adjacent to the west
boundary.
2.2 Water service to this site currently comes from a main traversing adjacent to the south boundary
in W. Idaho Avenue.
2.3 The City of Meridian requires that pressurized irrigation systems be supplied by a year-round
source of water (MCC 12-13-8.3). The applicant shall he required to use any existing surface or
well water for the primary source. if a surface or well source is not available, asingle-point
connection to the culinary water system shall be required. Ifa single-point connection is utilized,
the appl icant will be responsible for the payment of assessments for the common areas.
2.4 Any existing domestic well system within this project shall be removed from domestic service
per City Ordinance Section 9-1-4 and 9-4-8 contact the City of Meridian Engineering Department
at (208)898-5500 for inspections of disconnection of services. Wells may be used for non-
domestic purposes such as landscape irrigation if approved by Idaho Department of Water
Resources Contact Robert B. Whitney at (208)334-2190.
2.5 Any existing septic systems within this project shall be removed from service per City Ordinance
Section 9-1-4 and 9-4-8. Contact Central District Health for abandonment procedures and
inspections (208)375-5211.
2.6 It shall be the responsibility of the applicant to ensure that all development features comply with
the Americans with Disabilities Act and the Fair Housing Act.
2.7 Applicant shall be responsible for application and compliance with any Section 404 Permitting
that may be required by the Army Corps of Engineers.
2.8 Applicant shall coordinate mailbox locations with the Meridian Post Office.
3. Fire Department
3.1 The proposed project has no Fire Department concerns.
4. Police Department
4.1 The Police Department has no concerns with this application.
5. Republic Services
5.1 Republic Services has no concerns with this application.
807 N Meridian Rd K%-13-003 PAGF, 9
CXHIBiT A
6. Parks Department
6.1 There are no pathways designated for this site. Therefore, the Park s Department has no
comments on this application.
7. Ada County Highway District
T{ris appliccrtiorz is for a reaorre application on{v. Listed below are svr~re of the findings fc~r
consideration t{rat the District nary identify when it reviews a firtzn~e development application. The
District may add additional -findings for consideration when it revie~~~s a spccifrc redeye{opnrent
application.
Minor Improvements Policy: District Policy 7203.3 states that minor improvements to existing
streets adjacent to a proposed development may be required. These improvements are to correct
deficiencies or replace deteriorated facilities. Included are sidewalk construction or replacement;
curb and gutter construction or replacement; replacement of unused driveways with curb, gutter and
sidewalk; installation or reconstruction of pedestrian ramps; pavement repairs; signs; traffic control
devices; and other similar items.
Replace arty existing darncrged czrrb, gutter arzd sidewalk acrd arty that rrray he dcrnrcrged
during the consb~uction of the proposed development, consistent with the District Minor
hnpr°ovenrents Policy.
The applicant shall be required to meet all of the ACRD Standard Conditions of Approval as well as
all ACHD Policies and requirements that may apply as noted below.
Please review the Applicant"s Responsibilities and Development Process Checklist.
807 N Meridian Rd K/.-13-003 PAGF, 10
CXHIBiT A
Exhibit C: Rezone Legal Description & Exhibit Map
RE-ZONE BOUNDARY DESCRIPTION
FOR
LTD COMPANY, LLC
A parcel located in the SE '/4 of Section 12, Township 3 North, Range 1 West, Boise Meridian
and being a part of Lot 3 of Block 1 of WEST VIEW ADDITION as shown in Book 2 of Plats at
Page 68 in the office of the Recorder, Ada County, Idaho, more particularly described as follows:
Commencing at a brass cap monument marking the northeasterly corner of said SE '/4 from
which a brass cap monument marking the southeasterly corner of said SE '/4 bears S 0°43'41" W
a distance of 2652.57 feet;
Thence S 0°43'31" W along the easterly boundary of said SE '/4 and also the centerline of
Meridian Road a distance 199.50 feet to the POINT OF BEGINNING;
Thence continuing S 0°43'31" W a distance of 124.75 feet to a point marking the intersection of
Idaho Avenue and Meridian Road;
Thence leaving said easterly boundary N 89°23'55" W along the centerline of said Idaho Avenue
a distance of 164.52 feet to a point;
Thence leaving said centerline N 0°28'58" E a distance of 124.68 feet to a point on the northerly
boundary of said Lot 3;
Thence S 89°25'21" E along said northerly boundary a distance 165.05 feet to the P01NT OF
BEGINNING.
This parcel contains 20,551 square feet (0.472 acres).
This description was prepared from record information. No field survey has been done.
Prepared by: Glenn K. Bennett, PLS
Civil Survey Consultants, Incorporated
February 19, 2013
~, ~~~a
REVI~W-A~PROVAL c> ~ Z Il g~13
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BY ~ _ ~ F~ o-
~..y-
MAR 1 1 2013 ~ K ~ 6E
MERIDIAN PUBLIC
WORKS DEPT.
807 N Meridian Rd K%-13-003 PAGF, 1
CXHIBiT A
SKETCH TO ACCOMPANY DESCRIPT/ON FOR REZONE ~~
LOCATED /N THE SE 1/4 OF SECT/ON 12,
TOWNSH/P 3 NORTH, RANGE 1 WEST, BOISE MER/D/AN,
AOA COUNTY, /DAHD.
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BLOCK 7 ~'
WEST t//EW ADD/TION ~ ~
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0
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~ss.e~' _ _ 164.52' _ _
/QAHO AVENUE 324.33' N 8923'55" W
REVI _ PROVAL
BY
MAR 1 1 2013 N
MERIDIAN PUBLIC 12 ~
WORKS DEPT, 13 18
807 N Meridian Rd K%-13-003 PAGF, 12
EXHIBIT A
D. Required Findings from Unified Development Code
1. Rezone Findings:
Upon recommendation from the Commission, the Council shall make a full investigation
and shall, at the public hearing, review the application. In order to grant a rezone, the
Council shall make the following findings:
a. The map amendment complies with the applicable provisions of the Comprehensive
Plan;
The City Council finds that the requested map amendment to O-T is generally consistent with
the provisions ofthe Comprehensive Plan noted above in Section VII.
b. The map amendment complies with the regulations outlined for the proposed district,
specifically the purpose statement;
The City Council finds that the requested map amendment to the O-T zoning district is
generally consistent with the purpose statement ofthe old town district in that it will delineate
a centralized activity center and encourage its renewal, revitalization and growth.
c. The map amendment shall not be materially detrimental to the public health, safety,
and welfare;
The City Council fiinds that the requested zoning amendment will not be detrimental to the
public health, safety, or welfare. The site is ah-eady serviced by City utilities.
d. The map amendment shall not result in an adverse impact upon the delivery of services
by any political subdivision providing public services within the City including, but not
limited to, school districts; and,
The City Council finds that the requested zoning amendment will not result in any adverse
impact upon the delivery of services by any political subdivision providing services to this
site.
e. The annexation is in the best of interest of the City (UDC 11-SB-3.E).
The City Council finds rezoning this property to O-T is in the best interest of the City as it
will accommodate and encourage further intensification ofthe historical city center.
807 N Meridian Rd K%-13-003 PAGF, 13