HomeMy WebLinkAboutSupporting Documentation - Response to Comments - 10/06/2025
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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
October 06, 2025
Capri Colorado Holdings LLC
4040 MacAurther Blvd, Suite 250
Newport Beach, CA 92660
RE: Willox Farm, FDP240005, Round Number 5
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 at 970-221-6695 or 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 phone conversations.
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].
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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.
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-Aut oCAD.html
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.
Comment Number: 6
INFORMATION:
Please resubmit within 180 days, approximately 6 months, to avoid the expiration of your project.
Comment Number: 7
INFORMATION:
ANY project that requires four or more rounds of review would be subject to an additional fee of $3,000.00.
Comment Number: 9
05/20/2025: FOR APPROVAL:
There are no new comments from the latest review cycle. There are 6 outstanding comments remaining
from previous review rounds that still require resolution*, and some follow up with 3 departments that did
not update comments. I will work on the department follow up.
RESPONSE: Understood. Thank you.
*Two highlighted comments are related to the activities that are being worked on separately.
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Department: Engineering Development Review
Contact: John Gerwel jgerwel@fcgov.com
Topic: General
Comment Number: 25
10/17/2024: DEVELOPMENT AGREEMENT:
Leaving this comment active as a reminder.
RESPONSE: Understood. There is a note within the utility plans as well that states this.
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.
Contact: Tim Dinger tdinger@fcgov.com
Topic: General
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: The existing 20-foot drainage easement along the west side of the property is a non-exclusive
easement. With this plat, we are dedicating an additional 20 -foot irrigation easement over the same area to
accommodate the future city irrigation line, ensuring it can be constructed without conflict. The drainage
easement requirements are being satisfied by installing a concrete pan and storm pipe system that
captures offsite runoff from the west and conveys it through our detention pond, maintaining the historic
drainage patterns. When the property to the west develops in the future, they will have the ability to connect
to this storm pipe to discharge from their future detention pond at the 2 -year historic release rate.
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: Understood. Easements are being reviewed by the proper departments and will be added to
the plat as soon as they are recorded.
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
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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: Email from Jim on 9/18 stated that he is fine with the version presented and requested the
City to move forward with the agreement.
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 completed and redlines were addressed in FDP 02 and FDP 03.
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: Applicant and reviewer met to discuss. Stormwater still insists on one concrete trickle pan on
the west side of the site. We have removed all others within the detention pond. The remaining trickle pan
direct offsite flows directly to the outlet structure. If there are additional concerns, please contact Wes
Lamarque.
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
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08/21/2025:
RESPONSE: Applicant and reviewer met to discuss. Stormwater still insists on one concrete trickle pan on
the west side of the site. We have removed all others within the detention pond.
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 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.
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: Forebay was included and is callout in the civil construction drawings.
Comment Number: 29
08/21/2025:
RESPONSE: Applicant and reviewer met to discuss. This comment should be resolved. We cannot change
these concrete pans along the east and west side of the site. The slope of the site is too shallow to move
water from the north end to the south. We are also taking i n Willox runoff that needs to travel through our
site.
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.
Department: Stormwater Engineering
Contact: Wes Lamarque wlamarque@fcgov.com 970-416-2418
Topic: General
Comment Number: 7
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09/29/2025: FOR FINAL APPROVAL - UPDATED:
The reference page is still incorrect. Also, the cobble next to the rain garden
forebay should not be buried. Please contact me with any questions.
RESPONSE: This has been corrected and callouts have been updated.
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.
05/20/2025: FOR FINAL APPROVAL - UPDATED:
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
09/29/2025: FOR FINAL APPROVAL - REMINDER:
RESPONSE: Understood. All off site drainage easements are being negotiated by the owner. We are also
working with Natural Areas on the drainage easement at the southwest corner of the property.
08/19/2025: FOR FINAL APPROVAL - REMINDER:
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.
Department: Water-Wastewater Engineering
Contact: Wes Lamarque wlamarque@fcgov.com 970-416-2418
Topic: General
Comment Number: 13
09/29/2025: FOR FINAL APPROVAL - UPDATD COMMENT:
There is still two valves on the east side.
RESPONSE: Valves and callouts for valves have been removed.
08/20/2025: FOR FINAL APPROVAL - REPEAT COMMENT:
Water Plan & Profiles still show 2 valves on each side in Willox.
05/20/2025: FOR FINAL APPROVAL - REPEAT COMMENT:
Water Plan & Profiles still show 2 valves on each side.
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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
09/29/2025: FOR FINAL APPROVAL - UPDATED:
This still needs additional documentation and discussion. The landscape plan
was unclear on tree removal in this area.
RESPONSE: Per a meeting with Wes Lemarque, this item is resolved. The separation between
trees/utilities is sufficient. If any conflicts occur during construction, they will be addressed at that time.
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.
Comment Number: 24
09/29/2025: FOR FINAL APPROVAL - UPDATED:
I am still reviewing these with Field Operations and will contact you with any specific comments.
RESPONSE: This item was coordinated with Wes and has been resolved per our emails.
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?
Department: Forestry
Contact: Christine Holtz choltz@fcgov.com
Topic: General
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: 1 additional tree is being removed and is noted on the plans, it is #16 (a dead Russian Olive -
9”).
Department: Technical Services
Contact: Jeff County jcounty@fcgov.com 970-221-6588
Topic: Plat
Comment Number: 1
09/11/2025: 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
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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: The redlines have been addressed. Once the easements have been recorded, they will be
added to the final plat.
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
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
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 will continue to work with WAPA on the easement encroachment application.
Department: Water Conservation
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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: Understood. Please note that irrigation plans have been included in the submittal for the last
several rounds.
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 non-fire 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
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the 1st floor must provide a visitable bathroom and path to such.
• The roof must be provided with solar-ready 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: Understood.