HomeMy WebLinkAboutSupporting Documentation - Response to Comments - 08/22/2025
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Community Development and Neighborhood Services 281 North College Avenue PO Box 580 Fort Collins, CO 80522 970.221.6689 970.224.6134 - fax fcgov.com/developmentreview
August 22, 2025
Capri Colorado Holdings LLC
4040 MacAurther Blvd, Suite 250
Newport Beach, CA 92660
RE: Willox Farm, FDP240005, Round Number 4
Please see the following summary of comments from City staff and outside reviewing
agencies for your submittal of Willox Farm. If you have questions about any comments, you
may contact the individual commenter or direct your questions through your Development
Review Coordinator, Todd Sullivan via phone via email at tsullivan@fcgov.com.
Comment Summary:
Department: Development Review Coordinator
Contact: Todd Sullivan tsullivan@fcgov.com 970-221-6695
Topic: General
Comment Number: 1
INFORMATION:
I will be your primary point of contact throughout the development review and permitting process.
If you have any questions, need additional meetings with the project reviewers, or need assistance
throughout the process, please let me know and I can assist you and your team. Please include me
in all email correspondence with other reviewers and keep me informed of any phoneconversations.
Comment Number: 2
SUBMITTAL:
As part of your resubmittal, you will respond to the comments provided in this
letter. This letter is provided to you in Microsoft Word format. Please use this
document to insert responses to each comment for your submittal, using a different font color.
When replying to the comment letter please be detailed in your responses, as
all comments should be thoroughly addressed. Comments requiring action
should NOT have a response such as noted or acknowledged. You will need to
provide references to specific project plans, pages, reports, or explanations of
why comments have not been addressed [when applicable].
RESPONSE: Acknowledged.
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Comment Number: 3
SUBMITTAL:
Correct file naming is required as part of a complete submittal. Please follow
the Electronic Submittal Requirements and File Naming Standards found here:
https://www.fcgov.com/developmentreview/files/electronic-submittal-requiremen
ts-and-file-naming-standards_v1_8-1-19.pdf?1703783275
File names should have the corresponding number, followed by the file type
prefix, project information, and round number.
For example: 1_SITE PLAN_Project Name_FDP_Rd1.
A list of numbers and prefixes for each file can be found at the link above.
RESPONSE: Acknowledged.
Comment Number: 4
SUBMITTAL:
All plans should be saved as optimized/flattened PDFs to reduce file size and remove layers.
Per the Electronic Submittal Requirements AutoCAD SHX attributes need to be removed from the PDF’s.
AutoCAD turns drawing text into comments that appear in the PDF plan set, and these must be removed
prior to submittal as they can cause issues with the PDF file.
The default setting is "1" ("on") in AutoCAD. To change the setting and remove this feature, type
"EPDFSHX" (version 2016.1) or “PDFSHX (version 2017 and newer) in the command line and enter "0".
Read this article at Autodesk.com for more on this topic:
https://knowledge.autodesk.com/support/autocad/troubleshooting/caas/sfdcarti
cles/sfdcarticles/Drawing-text-appears-as-Comments-in-a-PDF-created-by-AutoCAD.html
RESPONSE: Acknowledged.
Comment Number: 5
SUBMITTAL:
Resubmittals are accepted any day of the week, with Wednesday at noon being the cut-off for routing the
same week. When you are preparing to resubmit your plans, please notify me with an expected submittal
date with as much advanced notice as possible.
RESPONSE: Acknowledged.
Comment Number: 6
INFORMATION:
Please resubmit within 180 days, approximately 6 months, to avoid the expiration of your project.
Comment Number: 7
INFORMATION:
If this project requires more than 5 rounds of review, it would be subject to an additional fee of $3,000.00.
Comment Number: 9
05/20/2025: FOR APPROVAL:
There are 15 new comments from the latest review cycle. Additionally, there are 13 outstanding comments
remaining from previous review rounds that still require resolution.
Most departments seemed amenable to working with you independently to resolve outstanding issues. If
these issues can be mostly resolved through this type of work, we can consider a final round of review
using a two-week Quick Check cycle (10-business day review period following submittal). Please reach out
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when you are closer to this point. Thank you.
Department: Engineering Development Review
Contact: Tim Dinger tdinger@fcgov.com
Topic: General
Comment Number: 25
10/17/2024: DEVELOPMENT AGREEMENT:
Leaving this comment active as a reminder.
RESPONSE: Acknowledged. The DA is being reviewed and will be returned to the city shortly.
05/21/2024: DEVELOPMENT AGREEMENT:
Lots within the private sanitary easement from the Farm Agreement cannot be
built upon until that easement is vacated. This needs to be noted somewhere
and will be included in the Development Agreement.
Comment Number: 1
05/07/2024: FOR FINAL APPROVAL:
Was a resolution reached on the Farm Agreement dispute with the neighboring
property owner? Do the proposed easements and drainage infrastructure within
the private drainage easement interfere with the conditions of the agreement?
This easement could also impact the installation of the future irrigation line that
is shown in the plans. Leaving this comment active until the item has been resolved.
RESPONSE: Progress is being made with the client’s attorney and the City Attorney. The proposed
easements do not interfere with the conditions of the agreement.
Comment Number: 26
05/08/2025: FOR FINAL APPROVAL - UNRESOLVED:
A deed of dedication must be submitted for each easement dedication done by
separate document. The easement(s) must be recorded prior to the recording
of the plat, and the reception number should be added to the plat.
RESPONSE: Acknowledged.
10/18/2024: FOR FINAL APPROVAL:
The deed of dedication must be submitted for the utility easement dedication by
separate document. The easement must be recorded prior to the recording of
the plat, and the reception number should be added to the plat.
Comment Number: 27
08/08/2025: FOR DEVELOPMENT AGREEMENT:
The DA was sent to James Righeimer and Amanda Poincelot on 1/30/2025. I
have not heard any response from the developers since that draft of the DA was
sent. The DA still has potential revisions (related to my comments #1 and #25),
and the DA must be recorded prior to DCP issuance.
RESPONSE: Acknowledged. The DA is being reviewed and will be returned to the city shortly.
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Department: Erosion Control
Contact: Basil Hamdan bhamdan@fcgov.com 970-222-1801
Topic: Erosion Control
Comment Number: 1
05/21/2024: FOR APPROVAL - UPDATED:
The site is larger than 5 acres, hence a phased design and plans for Erosion
Control Measures are required. Please submit a revised report discussing the
phasing of the measures installation as well as phased plans (Initial, Interim and Final)
RESPONSE: This was addressed in our previous submittal. The SWMP and plans have been updated
accordingly.
11/04/2024: FOR APPROVAL:
Please see and address all redlined comments provided on plans and reports.
Please show all proposed off-site construction activities on the EC plans and
provide mitigation measures for these. Include these in your EC cost estimate.
There will be fees assessed for inspection of all water quality features and
measures on the site per City Code. An estimate for these fees will be provided
once all water quality measures are finalized.
Topic: General
Comment Number: 2
08/21/2025: FOR APPROVAL:
This comment has not been addressed. I suggest a meeting with the applicant to address this issue.
RESPONSE: This has been coordinated with both Erosion Control and Stormwater Engineering. The
majority of the concrete pans within the detention pond have been removed. However, the concrete trickle channels/pans along the
west and east property lines cannot be removed due to the shallow site slopes and the need to avoid standing water near adjacent
homes. In previous discussions with the City, it was also agreed that modifying the concrete pans along the property lines at this
stage of the project would require significant rework and would not be required.
05/21/2024: FOR APPROVAL - UPDATED:
The extensive use of concrete pans in detention ponds and in swales is not
desirable and does not comply with the City's Detention Pond Landscape
standards. Please revise and provide plans that comply with City standards.
11/04/2024: FOR APPROVAL:
It is suggested that much of the proposed concrete pans be turned into
bioswales due to the flat grades present throughout the site.
Comment Number: 27
08/21/2025:
05/21/2025: FOR FINAL APPROVAL:
The extended detention pond at the south end of the site does not comply with the City's Landscape
Standards for detention basins. Please remove all the concrete pans since all the low flows are intercepted
by the subdrains in the rain garden, you may need to connect the western rain garden directly into the
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outlet pipe of the Extended Detention Pond.
Additionally place trees within the detention pond not just along the edges, avoiding the thalweg of the
pond, but you can place them along the bottom otherwise. Use an undulating bottom to create micro
grading that would encourage a variety of vegetative growth.
RESPONSE: TBG had added additional trees to the bottom of the detention pond, avoiding the thalweg.
All concrete pans within the detention pond that could be removed have been eliminated. One pan remains on the west side, which
conveys water from the flared end section to the outlet structure.
Comment Number: 28
05/21/2025: FOR APPROVAL:
Please use a forebay at the entrance of the Willox Street flows into the site to
prevent heavy sediments from entering the site and contaminating the rain garden.
RESPONSE: A forebay was included in our last submittal at this location. It has now been called out on the
grading plan.
Comment Number: 29
08/21/2025:
05/21/2025: FOR APPROVAL:
There was no response to our suggestion of using natural bottom swales instead of the 4-foot concrete
pans along the East of the site. According to Section 5.6.1 J of the Land Use Code: 5.6.1 J
Stormwater- Drainage/Erosion Control. All stormwater drainage and erosion control plans shall meet the
standards adopted by the city Stormwater Utility for design and construction and shall, to the maximum
extent feasible, utilize nonstructural control techniques, including but not limited to:
(1) limitation of land disturbance and grading;
(2) maintenance of vegetated buffers and natural vegetation;
(3) minimization of impervious surfaces;
(4) use of terraces, contoured landscapes, runoff spreaders, grass or rock-lined waterways;
(5) use of infiltration devices;
(6) use of recharge basins, seepage pits, dry wells, seepage beds or ditches, porous pavement or
sub-drain systems.
Please adjust your design to meet these requirements.
RESPONSE: The concrete trickle channels/pans along the east property line cannot be removed due to the
shallow site slopes and the need to avoid standing water near adjacent homes. In previous discussions with the City and Erosion
Control, it was also agreed that modifying the concrete pans along the property lines at this stage of the project would require
significant rework and would not be required, only suggested. Our design has been approved by Stormwater Engineering.
Department: Stormwater Engineering
Contact: Wes Lamarque wlamarque@fcgov.com 970-416-2418
Topic: General
Comment Number: 7
08/20/2025: FOR FINAL APPROVAL - UPDATED:
There are actually two (2) riprap pads, one entering the main detention pond and the offsite one on parks.
Please label each. Also, the reference is not the actual sheet number.
RESPONSE: Labels have been added and revised.
05/20/2025: FOR FINAL APPROVAL - UPDATED:
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It appears there is only one riprap pad proposed located at the outfall on Parks
property. Please label this pad as buried on the grading plan and reference the detail.
11/06/2024: FOR FINAL APPROVAL - UPDATED:
Please add a detail. Riprap needs to be buried is used.
05/22/2024: FOR FINAL APPROVAL:
Please add erosion protection on all pipe outlets.
Comment Number: 8
08/19/2025: FOR FINAL APPROVAL - REMINDER:
RESPONSE: Understood. Coordination continues with Natural Areas and Stormwater to get these
easements approved.
05/20/2025: FOR FINAL APPROVAL - REMINDER:
11/06/2024: FOR FINAL APPROVAL - REMINDER:
05/22/2024: FOR FINAL APPROVAL:
All off-site drainage easements need to be finalized before signing of Utility
Plans. Also, final determination if any off-site improvements are necessary for
the outfall need to be coordinated with Natural Areas and City Stormwater.
Comment Number: 20
08/20/2025: FOR FINAL APPROVAL-UPDATED:
Thanks for adding the note stating the rock can not be higher than the flowline. I still have a concern that
graphically it is shown higher and the Contractor will place the riprap higher still. Please revise the detail
graphically as well.
RESPONSE: We’ve updated the detail graphically.
05/20/2025: FOR FINAL APPROVAL:
Regarding the concrete forebay detail, the rock proposed just outside the perimeter of the concrete wall
can not be higher than the notches. Sediment will fill the voids within the rock and then clog the notches.
Please revise to have the top of rock at the finish ground elevation.
Comment Number: 23
08/20/2025: FOR FINAL APPROVAL UPDATED:
Is there a detail or spec for the TRM? The TRM needs to be a permanent TRM.
RESPONSE: We’ve provided details and have noted in the legend that these are permanent TRMs.
05/20/2025: FOR FINAL APPROVAL:
Is the outfall for the rain garden's stable for the 100-yr flows down the side
slope? Generally, this would have some erosion protection.
Comment Number: 30
08/20/2025: FOR APPROVAL:
For the Willox East Storm Drain, please have the public section transition to private be at Basin E5.
RESPONSE: We’ve revised this labeling.
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Comment Number: 31
08/20/2025: FOR APPROVAL:
For Storm Drain A, all storm sewer downstream of MH A5 needs to be private. Please revise.
RESPONSE: We’ve revised this labeling.
Comment Number: 32
08/20/2025: FOR APPROVAL:
On sheet G2 the rain garden underdrains are shown slightly outside of the media section. All underdrains
need to be within the media section. Solid pipe only should be outside the section because of clogging
concerns.
RESPONSE: We’ve relocated the underdrains to remain within the rain garden media section. We’ve
provided transition notes per our conversation with Stormwater.
Department: Water-Wastewater Engineering
Contact: Wes Lamarque wlamarque@fcgov.com 970-416-2418
Topic: General
Comment Number: 13
08/20/2025: FOR FINAL APPROVAL - REPEAT COMMENT:
Water Plan & Profiles still show 2 valves on each side in Willox.
RESPONSE: These labels have been removed.
05/20/2025: FOR FINAL APPROVAL - REPEAT COMMENT:
Water Plan & Profiles still show 2 valves on each side.
11/05/2024: FOR FINAL APPROVAL - UPDATED:
Sorry. I meant to say 2 valves total, one on each end. Please revise.
05/27/2024: FOR FINAL APPROVAL:
Please add two (2) valves on each end of the railroad crossing. These should
be a minimum 5 feet outside of the casing pipe.
Comment Number: 21
08/19/2025: FOR FINAL APPROVAL:
The location where the offsite water and sewer connections are being proposed
has numerous trees near the property line which will need to be removed to
allow for the required 10 feet of separation. Has this been discussed with the
City and property owners? Please advise.
RESPONSE: We are discussing with Forestry. We did a site visit and there is a 28ft-30ft gap
in the trees where we are running the utilities. We will remove the south tree (Russian olive), which is located on
our property, so that the sanitary main has 10ft of separation from the trees. Other vegetation is shrubs and
bushes that will be cleared.
Comment Number: 21
08/19/2025: FOR FINAL APPROVAL:
At the location where the offsite water and sewer connections are being proposed, the utility plan shows
an existing utility easement of 30 feet wide. When a water and sewer main are being proposed, a
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35-foot-wide easement is generally required. Also, is this really an existing easement, or was it just
negotiated for recently.
RESPONSE: We discussed this with Stormwater, and it was determined that we could keep the existing
easement as is. We have centered the water/sanitary as much as possible within this existing easement.
Comment Number: 22
08/19/2025: FOR FINAL APPROVAL:
There are some locations where the City would rather not see a water main lowering and have the water
main run over the sanitary sewer with 12-inches of separation. This should allow for at least 4 feet of cover
over the water main as well. A meeting may be best to go over the locations.
RESPONSE: We’ve met with Stormwater and removed water lowerings in multiple locations.
Comment Number: 23
08/19/2025: FOR FINAL APPROVAL:
For sanitary sewer line A, there is a crossing at Sta. 21+83 with only 2.4 inches of separation from a
30inch storm sewer. The City- is discussing options for this crossing and will notify if there are any
solutions.
RESPONSE: We’ve met with Stormwater and discussed solutions for this crossing. We’ve removed a drop
at manhole SSMH A7, reduced the pipe slope to 0.2%, and switched the crossing storm pipe to PP HP Storm.
Comment Number: 24
08/19/2025: FOR FINAL APPROVAL:
Due to the shallow sewer main in many locations, have the crossings of the
sewer services with the water mains been investigated to see if there are any conflicts?
RESPONSE: We’ve updated the sanitary and water mains and investigated which stubs may have
potential conflicts. Service notes have been called out and included on the water and sanitary plan/profile sheets.
Department: Light And Power
Contact: Cody Snowdon csnowdon@fcgov.com 970-416-2306
Topic: General
Comment Number: 5
05/13/2025: FOR INFORMATION: There will be building site charges for the
electric routing through Soft Gold Park. All equipment, material, and labor will be
at the expense of the developer. Please visit the following link or contact me for an estimated cost.
05/21/2024: FOR INFORMATION:
Electric capacity fees, development fees, building site charges and any system modification charges
necessary to feed the site will apply to this development. Please contact me or visit the following website
for an estimate of charges and fees related to this project:
http://www.fcgov.com/utilities/business/buildersanddevelopers/plantinvestmentdevelopmentfees
RESPONSE: Understood. Thank you.
Contact: Daniel Paluzzi dpaluzzi@fcgov.com
Topic: General
Comment Number: 12
08/14/2025: FOR FINAL APPROVAL:
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Please add a turnaround for the trail through Soft Gold Park right after our proposed vault. Our crews will
need to be able to drive a line truck on the trail and turnaround so they can get back out. I have put a note
about this on page 8 of the utility plans. Also, if we need to shift the vault to the north a little to avoidthe
trees just south of the vault, that is fine.
RESPONSE: Turnaround was added to the plan set for Light and Power’s utility vehicle. The location was
confirmed by L&P on 8/26 via email.
Department: Forestry
Contact: Christine Holtz choltz@fcgov.com
Topic: General
Comment Number: 2
08/18/2025: FOR APPROVAL – UPDATED
RESPONSE: Now confirmed and updated.
11/05/2024: FOR APPROVAL - REMINDER
Please ensure all other separation requirements are being met. See Forestry redlines.
Comment Number: 10
08/15/2025: FOR APPROVAL
There are many areas along the parkway where trees are proposed 50 - 90 ft
apart. I understand the need for utility separation, but there are areas that could
accommodate trees. Please add trees in these areas (LUC Table 5.10.1 (1) Spacing)
RESPONSE: Per email coordination on 9.3.25 with Christine and TBG, trees have been added where
feasible.
Comment Number: 11
08/20/2025: FOR APPROVAL
Please set up a meeting to meet Forestry onsite to discuss any potential
additional tree removals at the northeast corner of the site.
RESPONSE: Images of the trees and proximity to the proposed utilities have been sent to Forestry with a
request for any required mitigation trees. A response has not yet been received.
Department: Park Planning
Contact: Missy Nelson mnelson@fcgov.com
Topic: General
Comment Number: 25
08/19/2025: FOR FINAL APPROVAL: Landscape plans have "12' concrete
trail" which should be adjusted to 10' (the drawing scales the trail to 10').
RESPONSE: Labels have been adjusted. Sorry about that!
Comment Number: 26
08/19/2025: FOR FINAL APPROVAL: Please provide updated memo
reflecting the latest electric utility line and all other revised touches to Soft Gold
Park. Please send as soon as complete, no need to wait for an official round.
RESPONSE: The updated memo was revised and sent to Parks on 9/2, with confirmation of receipt
provided on 9/3.
Comment Number: 27
08/19/2025: FOR FINAL APPROVAL: Please add turnaround back in for Light
& Power's utility vehicles. There's no need for utility access, or for the developer
to build the trail south of the turnaround.
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RESPONSE: Turnaround was added to the plan set for Light and Power’s utility vehicle. The
location was confirmed by L&P on 8/26 via email.
Comment Number: 28
08/19/2025: FOR FINAL APPROVAL: Please add Soft Gold Park concrete trail
detail and specifications as well as 10' trail (rated for heavy utility vehicles).
RESPONSE: Details were added in the previous submittal. We’ve updated the notes on the 10ft trail for this
submittal. This was confirmed by Parks on 9/4.
Comment Number: 29
08/19/2025: FOR FINAL APPROVAL: The alignment for L&P needs to also
include the trail since that is how L&P will access their transformer for
maintenance, etc. in the future. Please adjust.
RESPONSE: We’ve updated the access/utility easement on both the construction plans and within the
easement documents included in the updated memo.
Department: Internal Services
Contact: Russell Hovland rhovland@fcgov.com 970-416-2341
Topic: Building Insp Plan Review
Comment Number: 1
05/14/2024: A permit is required for single family house construction and shall
comply with adopted codes as amended. Current adopted codes are:
• 2021 International Residential Code (IRC) with local amendments
• Colorado Plumbing Code (currently 2021 IPC) with local amendments
• 2023 National Electrical Code (NEC) as amended by the State of Colorado
• Projects shall comply with the current adopted building codes, local
amendments and structural design criteria can be found here: https://www.fcgov.com/building/codes
• New 2024 buildings codes will be adopted in 2026.
• Please read the residential permit application submittal checklist for complete requirements.
• Snow Live Load: Ground Snow Load 35 PSF.
• Frost Depth: 30 inches.
• Wind Loads: Risk Category II (most structures):
• 140mph (Ultimate) exposure B or Front Range Gust Map published by The
Structural Engineer's Association of Colorado
• Seismic Design: Category B.
• Climate Zone: Zone 5
• Energy Code: 2021 IECC residential chapter
INFORMATIONAL ITEMS:
• 5ft setback required from property line or provide fire rated walls & openings
for nonfire sprinkled houses per chap 3 of the IRC. 3ft setback is required- for fire sprinkled houses.
• Fire separation of 10ft between dwellings is required.
• Bedroom egress windows (emergency escape openings) required in all bedrooms.
• For buildings using electric heat, heat pump equipment is required.
• A passing building air tightness (blower door) test is required for certificate of occupancy.
• For projects located in Metro Districts, there are special additional code
requirements for new buildings. Please contact the plan review team to obtain
the requirements for each district.
• New IRC code amendment R320 requires dwellings with habitable space on
the 1st floor must provide a visitable bathroom and path to such.
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• The roof must be provided with solarready- zones at outlined in IRC appendix RB.
• Energy code requires short hot water supply lines by showing plumbing compactness.
Stock Plans:
When the same residential buildings will be built more than once, a stock plan
design or master plan can be submitted for a single review and then built
multiple times with site specific permits. More information can be found in our
Stock Plan Guide at fcgov.com/building/res-requirements.php.
RESPONSE
Department: Technical Services
Contact: Jeff County jcounty@fcgov.com 970-221-6588
Topic: Plat
Comment Number: 1
08/19/2025: FOR FINAL APPROVAL-UPDATED:
Please make changes as marked in the Technical Services (TS) markup PDF.
If changes are not made or you disagree with comments, please provide written
response of why corrections were not made. Please provide any responses on
redlined sheets and/or in response letter. If you have any specific questions
about the markups, please contact John Von Nieda at 970-221-6565 or jvonnieda@fcgov.com
RESPONSE: Response to comments have been included in the PDF RTC.
05/20/2025: FOR FINAL APPROVAL-UPDATED:
Please make changes as marked in the Technical Services (TS) markup PDF.
If changes are not made or you disagree with comments, please provide written
response of why corrections were not made. Please provide any responses on
redlined sheets and/or in response letter. If you have any specific questions
about the markups, please contact John Von Nieda at 970-221-6565 or jvonnieda@fcgov.com
11/05/2024: FOR FINAL APPROVAL-UPDATED:
Please make changes as marked. If changes are not made or you disagree
with comments, please provide written response of why corrections were not
made. Please provide any responses on redlined sheets and/or in response
letter. If you have any specific questions about the markups, please contact
John Von Nieda at 970-221-6565 or jvonnieda@fcgov.com
05/20/2024: FOR FINAL APPROVAL:
Please make changes as marked. If changes are not made or you disagree
with comments, please provide written response of why corrections were not
made. Please provide any responses on redlined sheets and/or in response
letter. If you have any specific questions about the markups, please contact
John Von Nieda at 970-221-6565 or jvonnieda@fcgov.com
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Department: Outside Agencies
Contact: Western Area Power Administration, Tracy Rogers, rogers@wapa.org,
970.852.5157
Topic: General
Comment Number: 1
WESTERN AREA POWER ADMINISTRATION (WAPA)
Please contact Tracy Rogers, Lands Realty Technician with contact information
below to discuss work in their easement. Tracy will follow up with the City once
an agreement is in place.
Tracy Rogers | Lands Realty Technician
Wyandotte Services on contract to
Western Area Power Administration | Rocky Mountain Region | Loveland, CO
O) 970-852-5157 M) 970-237-9873 | rogers@wapa.gov
RESPONSE: We have contacted Tracy Rogers and will continue to work with her on the encroachment
agreement.
Department: Water Conservation
Contact: Eric Olson eolson@fcgov.com 970-221-6704
Topic: General
Comment Number: 2
08/18/2025: Irrigation plans are required no later than at the time of building
permit. The irrigation plans must comply with the provisions outlined in Section
3.2.1(J) of the Land Use Code. Direct questions concerning irrigation
requirements to irrigationdr@fcgov.com
RESPONSE: Acknowledged. Irrigation plans have been included with each submittal.