HomeMy WebLinkAboutLEMAY AVENUE CRAFT BREWERY & SELF-STORAGE FACILITY - PDP - PDP150009 - CORRESPONDENCE -2012 International Energy Cut servation Code (IECC)
2012 International Mechanical Code (IMC)
2012 International Fuel Gas Code (IFGC)
2012 International Plumbing Code (IPC) as amended by the State of Colorado
2014 National Electrical Code (NEC) as amended by the State of Colorado
Accessibility: State Law CRS 9-5 & ICC/ANSI A117.1-2009.
Snow Load Live Load: 30 PSF / Ground Snow Load 30 PSF.
Frost Depth: 30 inches.
Wind Load: 100- MPH 3 Second Gust Exposure B.
Seismic Design: Category B.
Climate Zone: Zone 5.
Energy Code Use
1. Single Family; Duplex; Townhomes: 2012 IRC Chapter 11 or 2012 IECC Chapter 4.
2. Multi -family and Condominiums 3 stories max: 2012 IECC Chapter 4 Residential Provisions.
3. Commercial and Multi -family 4 stories and taller: 2012 IECC Chapter 4 Commercial Provisions.
Fort Collins Amendments effective starting 2/17/2014. A copy of these requirements can be obtained at
the Building Office or contact the above phone number City of Fort Collins Building Services Plan Review
970-416-2341.
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perhaps re -landscapes, ., necessary. A general note to this effect ma, oe needed on the site plan and
development agreement.
11. Be sure to include a project narrative that establishes the expectation as to how the storage units may
used, particularly the units at grade which may be used for vehicle storage.
12. The proposed development project is subject to a Type 2 (Planning and Zoning Board) review and public
hearing. The applicant for this development request is required to hold a neighborhood information
meeting prior to formal submittal of the proposal. Neighborhood meetings offer an informal way to get
feedback from your surrounding neighbors and discover any potential hiccups prior to the formal hearing.
Please contact me, at 221-6750, to assist you in setting a date, time, and location. I and possibly other
City staff, would be present to facilitate the meeting.
13. Please see the Development Review Guide at www.fcgov.com/drg. This online guide features a color
coded flowchart with comprehensive, easy to read information on each step in the process. This guide
includes links to just about every resource you need during development review.
14. This development proposal will be subject to all applicable standards of the Fort Collins Land Use Code
(LUC), including Article 3 General Development Standards. The entire LUC is available for your review on
the web at http://www.colocode.com/ftcollins/landuse/begin.htm.
15. If this proposal is unable to satisfy any of the requirements set forth in the LUC, a Modification of Standard
Request will need to be submitted with your formal development proposal. Please see Section 2.8.2 of
the LUC for more information on criteria to apply for a Modification of Standard.
16. Please see the Submittal Requirements and Checklist at:
http://www.fcgov.com/developmentreview/applications.php.
17. The request will be subject to the Development Review Fee Schedule that is available in the Community
Development and Neighborhood Services office. The fees are due at the time of submittal of the required
documents for the appropriate development review process by City staff and affected outside reviewing
agencies. Also, the required Transportation Development Review Fee must be paid at time of submittal.
18. When you are ready to submit your formal plans, please make an appointment with Community
Development and Neighborhood Services at (970)221-6750.
Pre -Submittal Meetings for Building Permits
Pre -Submittal meetings are offered to assist the designer/builder by assuring, early on in the design, that
the new commercial or multi -family groiects are on track to complying with all of the adopted City codes
and Standards listed below. The proposed project should be in the early to mid -design stage for this
meeting to be effective and is typically scheduled after the Current Planning conceptual review meeting.
Applicants of new commercial or multi -family groiects are advised to call 970-416-2341 to schedule a
pre -submittal meeting. Applicants should be prepared to present site plans, floor plans, and elevations
and be able to discuss code issues of occupancy, square footage and type of construction being
proposed.
Construction shall comply with the following adopted codes as amended:
2012 International Building Code (IBC)
2012 International Residential Code (IRC)
3. Please contact Light & Power Engineering at 221-6700 if you have any questions.
Planning Services
Contact: Ted Shepard, 970-221-6343, tshepard@fcpov.com
1. Microbreweries and buildings over 50,000 square feet in the Industrial zone district are subject to review
by the Planning and Zoning Board.
2. Section 4.28(E)(2) requires that certain commercial buildings that are to be constructed in the Industrial
zone adhere to Section 3.5. One of the listed uses is "bars and taverns." When microbreweries were
recently added to the Industrial zone as a permitted use, such uses were added, on a city-wide basis,
wherever bars and taverns were permitted. Consequently, Staff will interpret Section 3.5 as being
applicable to a microbrewery in the Industrial zone.
3. Section 3.5 will require that the main entrance of the microbrewery be connected to the public sidewalk
along either Buckingham or Lemay. The applicant has the opportunity to connect to both streets, which
due to proximity of surrounding breweries, may be desirable.
4. Section 3.5 requires the microbrewery to have a distinct base, middle and top. Also, please be sure that
loading docks, fermentation tanks, grain storage tanks, trash enclosures, electrical transformers and
ground -mounted HVAC units all be properly located and screened from view of public streets.
5. Due to the existing high voltage transmission overhead power lines along Lemay Avenue, please select
ornamental trees as the proper species to be planted along Lemay as such trees will not attain the height
to interfere with the power lines.
6. Revised Comment: Section 4.28(E)(3)(a)2 normally requires that there be a 30-foot wide landscaped buffer
yard along Lemay Avenue since Lemay, in other parts of the City, is classified as an arterial street. But,
the Master Street Plan indicates that the Lemay Avenue arterial alignment is shifted to the east to become
the Lemay Avenue "Bypass." The segment of Lemay that adjoins the subject parcel is, therefore, not an
arterial and the 30-foot wide buffer yard is not mandatory. With a lengthy frontage along Lemay Avenue,
however, please consider generous landscaping and adding undulating earthen landscaped berms to
contribute to the streetscaping which will help mitigate the height and mass of the two buildings.
7. Section 3.2.2(C)(4) requires that a minimum number of bicycle parking spaces be provided. Given the
nature of the proposed micro -brewery, and proximity of other breweries, staff advises that these minimums
be exceeded. Be sure to provided enclosed bike parking for employees. Bike parking in fixed racks
should be placed close to the building entrances so that bikes are not traversing the parking lot.
8. Staff supports the design to use the buildings' exteriors as part of the perimeter security system as much
as possible. This will reduce the amount of fencing that would otherwise be needed. Staff also supports
the design that chain link fence along the west property line be upgraded so that it is vinyl -clad versus
galvanized.
9. The site is platted as Lot Two of the Second Replat of North Lemay Subdivision, Second Filing. Please
note that the plat contains references the base flood elevation of the Poudre River which may or may not
be current.
10. The applicant should be aware that in the long range future, when and if the North Lemay Avenue
right-of-way is vacated (due to the potential re -alignment of the Lemay Avenue Bypass), the owner of the
subject property may gain additional property. This new area would need to then be maintained and
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7. Any public improvements must be designed and built in accordance with the Larimer County Urban Area
Street Standards (LCUASS). They are available online at:
hftp://www.larimer.org/engineering/GMARdStds/UrbanSt.htm
8. This project is responsible for dedicating any right-of-way and easements that are necessary for this
project. Buckingham Street is classified as a collector and would be required to dedicate an additional 4
feet of right-of-way in addition to a 9 foot utility easement behind the right-of-way line.
9. Driveway access onto Buckingham Street will be looked at in terms of the spacing from the existing
driveway to the west. LCIASS specifies a 175 foot separation between driveways along a collector.
10. The development proposal would be responsible for the design and construction of Buckingham Street
(and sidewalk) along the property frontage, tying into the frontage improvements directly west (See
Colorado Iron and Metal plans for this design). In addition, the design for Buckingham Street would need
to be extended off -site 500 feet to the east as a preliminary design showing how Buckingham Street
could shift alignment east of 9th Street/ Lemay Avenue and align with Duff Drive as shown on the City's
Master Street Plan. With permanent curb and gutter design and construction along the frontage, an
access ramp with truncated dome detection would need to be installed for the existing walk that
intersects with Buckingham Street abutting the property.
11. 9th Street/ Lemay Avenue along the frontage would ultimately be downgraded to a locate street or
eliminated with the realignment of Lemay Avenue to the east along the south edge of the property. The
property has a local street obligation for the construction of 9th Street/Lemay Avenue abutting the
property due to the lack of urban level street improvements (curb and gutter, ultimate sidewalk, etc.) The
previous submittal was required to provide funds in lieu of construction of the local street portion of 9th
Street/ Lemay Avenue and this would likely be the approach here instead of constructing the
improvements at this time. The existing sidewalk along 9th Street/ Lemay Avenue abutting the property
has always been considered and interim walk and eventually a more permanent sidewalk would be
implemented.
12. Platte River Power Authority would need to be a signatory to a subdivision plat of the property as well as
the civil construction drawings, having an exclusive easement and facilities within the property boundary.
13. Utility plans will be required and a Development Agreement will be recorded once the project is
finalized.
14. A Development Construction Permit (DCP) will need to be obtained prior to starting any work on the site.
15. LCUASS parking setbacks (Figure 19-6) apply and will need to be followed depending on parking
design.
Department: Electric Engineering
Contact: Jim Spaulding, 970-416-2772, jspaulding@fcgov.com
1. Streetlights will need to be added to increase visibility levels. Please coordinate with Light & Power
Engineering for locations. Streetlights will most likely be installed on the east side of Lemay due to
existing high voltage transmission lines spanning the west side of Lemay.
2. An existing vault at the SW corner of Buckingham and Lemay will most likely be the source of power. A
fee estimator as well as pad -mounted transformer clearance requirements are available at
http://www.fcgov.com/utilities/business/builders-and-developers.
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1. This site contains a significant number of prairie dogs, which may be a part of a prairie dog colony
greater than 50 acres, which is protected in the Land Use Code.
Accordingly, an Ecological Characterization Study is required by Section 3.4.1 (D)(1) as the site is within
500 feet of a known natural habitat (prairie dog colony). The ECS should map the broader prairie dog
colony in this area, assess whether it is over 50 acres, and assess the overall value of the colony
(including the presence/absence of burrowing owls) and how the proposed development will impact the
colony.
Please note that the Ecological Characterization Study is due a minimum of 10 days prior to the PDP
submittal.
2. With respect to landscaping and design, the City of Fort Collins Land Use Code, in Article 3.2.1 (E)(2)(3),
requires that you use native plants and grasses in your landscaping or re landscaping and reduce
bluegrass lawns as much as possible.
3. City Code and the Land Use Code require that any prairie dogs inhabiting a site must be humanely
eradicated (see Section 3.4.1(N)(6) of the Land Use Code). Should this project gain approval and
proceed to construction, a burrowing owl survey, in accordance with the Division of Parks and Wildlife
standards, shall be conducted prior to construction by a professional, qualified wildlife biologist.
Department: Engineering Development Review
Contact: Sheri Langenberger, 970-221-6573, slangenberger@fcgov.com
1. This parcel of property previously was proposed for development as Mountain View Community Church
and was nearly completed for entitlement. Requirements made with that review would generally be
applicable with this proposal and design drawings for that pervious submittal may be of use for the
proposed development.
2. Larimer County Road Impact Fees and Street Oversizing Fees are due at the time of building permit.
Please contact Matt Baker at 224-6108 if you have any questions.
3. The City's Transportation Development Review Fee (TDRF) is due at the time of submittal. For additional
information on these fees, please see: http://www.fcgov.com/engineering/dev-review.php
4. Any damaged curb, gutter and sidewalk existing prior to construction, as well as streets, sidewalks,
curbs and gutters, destroyed, damaged or removed due to construction of this project, shall be replaced
or restored to City of Fort Collins standards at the Developer's expense prior to the acceptance of
completed improvements and/or prior to the issuance of the first Certificate of Occupancy.
5. All public sidewalk, driveways and ramps existing or proposed adjacent or within the site need to meet
ADA standards, if they currently do not, they will need to be reconstructed so that they do meet current
ADA standards as a part of this project. The existing driveway will need to be evaluated to determine if
the slopes and width will meet ADA requirements or if they need to be reconstructed so that they do.
6. Please contact Martina Wilkinson in Traffic Operations (221-6887) to schedule a scoping meeting and
determine if a traffic study is needed for this project. In addition, please contact Transportation Planning
for their requirements as well.
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FCLUC 3.6.2(B)2006; 503.2.5 and Appendix D: Dead-end fire apvciratus access roads cannot
exceed 660 feet in length. Dead-end fire access roads in excess of 150 feet in length shall be provided
with an approved area for turning around fire apparatus.
3. WATER SUPPLY
Applicant is to verify hydrant spacing and flow must meet minimum requirements based on type of
occupancy.
IFC 508.1 and Appendix B: COMMERCIAL REQUIREMENTS: Hydrants to provide 1,500 gpm at 20 psi
residual pressure, spaced not further than 300 feet to the building, on 600-foot centers thereafter.
4. FIRE CONTAINMENT
Buildings exceeding 5000 square feet shall be sprinklered or fire contained. If containment is used, the
containment construction shall be reviewed and approved by the Poudre Fire Authority prior to
installation.
AUTOMATIC FIRE SPRINKLER SYSTEM - Group A-2 Occupancy
IFC 903.2.1.2: A fire sprinkler system will be required in the microbrewery if the occupant load exceeds
99.
5. PUBLIC -SAFETY RADIO AMPLIFICATION SYSTEM
New buildings require a fire department, emergency communication system evaluation after the
core/shell but prior to final build out. For the purposes of this section, fire walls shall not be used to
define separate buildings. Where adequate radio coverage cannot be established within a building,
public -safety radio amplification systems shall be designed and installed in accordance with criteria
established by the Poudre Fire Authority. Poudre Fire Authority Bureau Admin Policy #07-01
6. PREMISE IDENTIFICATION
IFC 505.1: New and existing buildings shall have approved address numbers, building numbers or
approved building identification placed in a position that is plainly legible, visible from the street or road
fronting the property, and posted with a minimum of six-inch numerals on a contrasting background.
Where access is by means of a private road and the building cannot be viewed from the public way, a
monument, pole or other sign or means shall be used to identify the structure.
7. AUTOMATIC FIRE SPRINKLER SYSTEM
For buildings with automatic fire sprinkler systems, a separate permit is required. Please contact
Assistant Fire Marshal, Joe Jaramillo with any fire sprinkler related questions at 970-416-2868.
8. PREMISE IDENTIFICATION
2012 IFC 505.1: New and existing buildings shall have approved address numbers, building numbers or
approved building identification placed in a position that is plainly legible, visible from the street or road
fronting the property, and posted with a minimum of six-inch numerals on a contrasting background.
Where access is by means of a private road and the building cannot be viewed from the public way, a
monument, pole or other sign or means shall be used to identify the structure.
Department: Environmental Planning
Contact: Lindsay Ex, 970-224-6143, lex@fcgov.com
e
Fire access is required Lo within 150' of all portions of all buildings. A,, Emergency Access Easement will
be needed within the site to meet minimum access requirements. Fire lane specifications are outlined
below however buildings exceeding 30' in height by IFC definition (D105.1) have additional
requirements. Gates across fire lanes shall be approved. Please contact me with any questions.
IFC 503.1.1: Fire Lanes shall be provided to within 150' of all portions of the building, as measured by an
approved route around the exterior of the building.
FIRE LANE SPECIFICATIONS
A fire lane plan shall be submitted for approval prior to installation. In addition to the design criteria
already contained in relevant standards and policies, any new fire lane must meet the following general
requirements:
> Shall be designated on the plat as an Emergency Access Easement.
> Maintain the required 20 foot minimum unobstructed width & 14 foot minimum overhead clearance.
> Be designed as a flat, hard, all-weather driving surface capable of supporting 40 tons.
> Dead-end fire access roads in excess of 150 feet in length shall be provided with an approved area for
turning around fire apparatus.
> The required turning radii of a fire apparatus access road shall be a minimum of 25 feet inside and 50
feet outside. Turning radii shall be detailed on submitted plans.
> Be visible by painting and/or signage, and maintained unobstructed at all times.
International Fire Code 503.2.3, 503.2.4, 503.2.5, 503.3, 503.4 and Appendix D; FCLUC 3.6.2(B)2006 and
Local Amendments.
SECURITY GATES
IFC 503.6: The installation of security gates across a fire apparatus access road shall be approved by the
fire chief. Where security gates are installed, they shall have an approved means of emergency
operation. The security gates and the emergency operation shall be maintained operational at all times.
Gates securing fire apparatus access roads shall comply with all of the following criteria:
1. The minimum gate width for vehicle access shall be 20 feet.
2. Gates shall be of the swinging or sliding type.
3. Construction of gates shall be of materials that allow manual operation by one person.
4. Gate components shall be maintained in an operative condition at all times and replaced or repaired
when defective.
5. Electric gates shall be equipped with a means of opening the gate by fire department personnel for
emergency access. Emergency opening devices shall be approved by the fire code official.
6. Manual opening gates shall not be locked with an unapproved padlock, or chain and padlock, unless
they are capable of being opened by means of forcible entry tools or when a key box containing the
key(s) to the lock is installed at the gate location.
7. Gate design and locking device specifications shall be submitted for approval by the fire code official
prior to installation.
2. DEAD-END FIRE LANES
Based on available information at time of conceptual review, the proposed plan creates a dead-end road
in excess of 660' and a second point of access would be required.
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facilities need to be prepared by the drainage engineer and there is a weal site inspection required when
the project is complete and the maintenance is handed over to an HOA or another maintenance
organization. The erosion control report requirements are in the Fort Collins Stormwater Manual, Section
1.3.3, Volume 3, Chapter 7 of the Fort Collins Amendments. If you need clarification concerning this
section, please contact the Erosion Control Inspector, Jesse Schlam at 224-6015 or ischiam@fcgov.com.
7. Onsite detention is required for the runoff volume difference between the 100 year developed inflow rate
with the 2 year historic release rate. In the Dry Creek basin the two year historic release rate is 0.2
cfs/acre.
8. Fifty percent of the site runoff is required to be treated using the standard water quality treatment as
described in the Fort Collins Stormwater Manual, Volume 3 - Best Management Practices (BMPs).
(http://www.fcgov.com/utilities/business/builders-and-developers/development-forms-guidelines-regulati
ons/stormwater-criteria) Extended detention is the usual method selected for water quality treatment;
however the use of any of the BMPs is encouraged.
9. Low Impact Development (LID) requirements are now required when the impervious area is increased or
a site is required to be brought into compliance with the Land Use Code. These require a higher degree
of water quality treatment for 50% of the new impervious area and 25% of new paved areas must be
pervious. Please contact Basil Hamdan at 224-6035 or bhamdan@fcgov.com for more information.
There is also more information on the EPA web site at: http://water.epa.gov/polwaste/green/bbfs.cfm?
goback=. gde_4605732_mem ber_219392996.
LID design information can be found on the City's web site at:
http J/www.fcgov.com/utilities/b usiness/bu i lders-and-developers/development-forms-guidelines-reg u latio
ns/stormwater-criteria.
10. The drainage outfall for this site is the drainage swale on the west side of N. Lemay Avenue.
11. This site drains into the Lincoln Channel which is owned by Larimer County. Approval from Larimer
County for the drainage design is required which also may require a more restrictive drainage release
rate.
12. The city wide Stormwater development fee (PIF) is $7,817/acre ($0.1795 sq.-ft.) for new impervious area
over 350 sq.-ft., and there is a $1,045.00/acre ($0.024/sq.-ft.) review fee. No fee is charged for existing
impervious area. These fees are to be paid at the time each building permit is issued. Information on
fees can be found on the City�s web site at
http://www.fcgov.com/utilities/business/builders-and-developers/plant-investment-development-fees or
contact Jean Pakech at 221- 6375 for questions on fees. There is also an erosion control escrow
required before the Development Construction permit is issued. The amount of the escrow is
determined by the design engineer, and is based on the site disturbance area, cost of the measures, or
a minimum amount in accordance with the Fort Collins Stormwater Manual.
13. The design of this site must conform to the drainage basin design of the Dry Creek Master Plan Update
as well the Fort Collins Stormwater Manual.
Department: Fire Authority
Contact: Jim Lynxwiler, 970-416-2869, iynxwiler@poudre-fire.org
1. FIRE LANES
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3. The water conservation standards for landscape and irrigation will apply. Information on these
requirements can be found at: http://www.fcgov.com/standards
4. Development fees and water rights will be due at building permit.
Department: Traffic Operations
Contact: Martina Wilkinson, 970-221-6887, mwilkinson@fcqov.com
1. Per section 4.2.3 of LCUASS a traffic impact study is required. It will need to include an analysis of
access point, identify adjacent street road improvements along Buckingham (multi -modal) and evaluate
the function of the intersection of Buckingham and 9th/Lemay. Please contact me to scope the study
if/when the project moves forward.
Department: Stormwater Engineering
Contact: Mark Taylor, 970-416-2494, mtaylor@fcqov.com
1. Floodplain:
This property is located in the FEMA regulatory Poudre River 500-year floodplain and must satisfy the
safety requirements of Chapter 10 of City Municipal Code. A FEMA Flood Risk Map is attached.
2. Although there are no floodplain elevation standards for development in the 500-year Floodplain, we
recommend that the lowest finished floor along with all duct work, heating, ventilation and air-conditioning
systems, hot water heaters, electrical, etc. be elevated a minimum of 24-inches above the Base Flood
Elevation (BFE). The BFE can be obtained upon request.
3. At -Risk Population and Essential Service Critical Facilities are not allowed within the Poudre River
500-year floodplain. As long as none of these buildings are classified as a critical facility, there will be no
floodplain permitting requirements for the development of this property.
4. FEMA has begun to remap the Poudre River. This is known as RiskMAP, and will be a multi -year
project. Property owners near the Poudre River Floodplain need to be aware that the floodplain may be
remapped and may change on their property. Furthermore, the Biggert-Waters Flood Insurance Reform
Act of 2012 is removing subsidized flood insurance rates. Complete details regarding implementation
by FEMA are unknown at this time. However, what we do know is that in the future structures that are
mapped in the floodplain will not be eligible to receive grandfathered or subsidized rates. We are
encouraging you to consider elevating all structures as much as possible. We are providing you this
information to help you plan for possible future changes in the floodplain mapping and already adopted
changes in flood insurance.
5. Please contact Mark Taylor, 970.416.2494, mtaylor@fcgov.com with any questions.
6. Stormwater:
A drainage report, erosion control report, and construction plans are required and they must be prepared
by a Professional Engineer registered in Colorado. The drainage report must address the four -step
process for selecting structural BMPs. Standard operating procedures (SOPS) for all onsite drainage
K
City of
For! Collins
Community Development and
Neighborhood Services
281 North College Avenue
PO Box 580
Fort Collins. CO 80522
970.221.6750
970.224.6134 - fax
/cgov.com
September 29, 2014
Ken Merritt
JR Engineering
2900 South College Ave.
Suite 3D
Fort Collins, CO 80525
Re: 1025 Buckingham - Self -storage and microbrewery
Description of project: This is a request to build a self -storage facility with a microbrewery at 1025
Buckingham Street (parcel #9712116902) at the southwest corner of Buckingham Street and North Lemay
Avenue. The parcel is Lot Two of the Second Replat of North Lemay Subdivision and is 6.3 acres in size.
A replat is planned to divide the self -storage from the microbrewery. The self -storage facility will have an
office building with a manager's residence on the second floor. Two of the self -storage buildings will be
multi -story and climate controlled. The microbrewery will anchor the northeast comer of the lot in a separate
building. The parcel is located in the Industrial (1) zone district. This project will be subject to Planning &
Zoning Board (Type II) review.
Please see the following summary of comments regarding the project request referenced above. The
comments offered informally by staff during the Conceptual Review will assist you in preparing the detailed
components of the project application. Modifications and additions to these comments may be made at the
time of formal review of this project. If you have any questions regarding these comments or the next steps in
the review process, you may contact the individual commenter or direct your questions through the Project
Planner, Ted Shepard, at 970-221-6343 or tshepard@fcgov.com.
Comment Summary:
Department: Water -Wastewater Engineering
Contact: Roger Buffington, 970-221-6854, rbuffington@fcgov.com
1. Existing water mains and sanitary sewers in this area include a 12-inch water main in Buckingham, a
24-inch water main in Lemay and an 8-inch sewer in an easement along the south property in the western
half of the property.
2. Each building needing water/sewer service must have separate services connecting to a City mains.