EDARP
Project Review Comments
- File Number
- AL2618
- Project Name
- 7025 Franciville Rd - ALQ Permanent Occ
- Description
- Applicant wants to build a 1420 sq ft ALQ to move into with her husband while her daughter lives in the principal home and takes care of them as they age
- Parcels
- 5220015007 5220015007
- Applicant
-
Sherri Oplatka
Sherri Oplatka ( soplatka06@gmail.com )
(719) 659-5250 Sherri Oplatka ( soplatka06@gmail.com )
(719) 659-5250 - File Number
- AL2618
- Project Manager
- Lacey Dean
- Status
- Active
- Created
- 6/9/2026 12:27:01 PM
View: Project Documents | Submit/View Public Comment
| Agency | Review # | Comment | ||
|---|---|---|---|---|
|
PCD Project Manager
7/29/2026 11:41:52 AM |
2 |
Review 2: EPC Planning Division comments have been resolved. Pending any additional comments from outside agencies up until end of the comment deadline date on 7/30/2026, this project will be prepared for approval with an approval letter which will contain conditions and notations related to the approval. The letter will be sent to the Planning Supervisor for review and approval before being uploaded to the EDARP file under "Approved Documents". The letter will also be sent for recording at the Clerk and Recorders office and the recorded hard copy will be mailed to the applicant. Reviewed by: Lacey Dean, Associate Planner laceydean2@elpasoco.com |
7/29/2026 11:41:52 AM | |
|
EPC DPW Development Services - Engineering
7/24/2026 10:53:37 AM |
2 |
Engineering Review V2: Engineering comments have been resolved. Applicant has an approved access permit on file (AP26711). EPC Road Impact Fees are applicable to this project and are due at time of building permit ($2,585 for Multifamily). Reviewed by: Laura Besler, P.E. Engineer - Development Services Department of Public Works Office: (719) 520-6868 Mobile: (719) 482-0977 Office Hours: 8:00 am – 4:30 pm, Monday – Friday laurabesler@elpasoco.com |
7/24/2026 10:53:37 AM | |
|
El Paso County Conservation Dist
7/21/2026 9:38:55 PM |
1 |
The El Paso County Conservation District has reviewed this and we have the following comments: 1) Erosion controls/Revegetation plans We did not see any documents that went over an erosion control or revegetation/landscape plan during and post construction of the proposed building. As such, EPCCD would like to see the following recommendations followed during and after construction: A) Disturbed areas not being built on should be mulched and revegetated within 45 days of disturbance using plant/grass species native and/or naturalized to El Paso County, weather depending. B) Disturbed areas be either: mulched after seeding with either weed-free hay or straw mulch at approximately 5,000 lbs per acre; Or approx. 1-2" of wood mulch coverage of these disturbed areas made from forest mitigation work and tree clearing on site; Or areas that are not suitable for revegetation such as driveways, parking areas (if not going to be paved), or safety areas around buildings should have a 1-2" thick layer of crushed rock, road base, or gravel to assist in preventing having exposed soil that would be prone to wind/runoff erosion concerns. C) For areas being replanted with natural grass, consider using the El Paso County Conservation District’s Native Shotgun Mix (available at EPCCD.org) for reseeding, which is well suited to soils present on this site and is comprised of 100% native and naturalized grass species. 2) Firewise, Fire Risk, and Forest Health The project site is located in a heavily forested and overgrown area of Black Forest that carries an elevated wildfire risk, particularly given the properties on this road and surrounding neighborhood is the higher density of rural residential - 2.5 acre lots, so therefore more houses present. It is also very close to heavy suburban development where the risks of wildfire spread into suburban areas is higher as well. EPCCD has a strong commitment to forest health and fire safety, so we would like to see the following implemented to assist with these issues: A) Vegetation management consistent with Firewise principles, including clearing trees and brush within approximately 35 feet of the proposed building. Trees should also be cleared to approximately 15 feet from the centerline on each side of all driveways, which is critical for safe emergency vehicle access and for faster emergency egress of residence in the event of a wildfire. B) Thinning forested areas within 35–100 feet beyond the proposed building (as recommended by Firewise practices) to approximately 40–60 trees per acre, reflecting a healthy Ponderosa pine and Douglas fir forest density based on U.S. Forest Service and Colorado State Forest Service guidance. This also supports improved fire resilience, wildlife habitat, and visual quality consistent with the El Paso County Master Plan for this area. C) During other forestry work/clearing work, we highly recommend the applicant should have a forestry contractor assess the remaining areas of the property for bark beetle, ips beetle, or dwarf mistletoe infestations and work to remove affected areas within 2 years of the start of the project to support long-term forest health. Mistletoe is very prevalent among many properties in this area of Black Forest and known pine beetle infestations are also noted in nearby areas as well per data from the Colorado State Forest Service. D) Forestry contractors should be trained to identify nests of protected bird species (such as owls, hawks, and eagles), with avoidance of active nest trees where present. The highest risk period to be aware of for this is in the spring to early summer months, so planning around this is highly advisable If these measures are added to the project's plan, then the El Paso County Conservation District will be content with the applicant's commitment to soil conservation, watershed protection, and protection of the surrounding community. We recommend the applicant either add these to their Letter of Intent, or submit additional documentation that addresses these concerns through an Erosion/Revegetation Plan and a Forestry management/Firewise plan. For any questions, please feel free to contact the EPCCD at 719-600-4706 or Will Vogl - Board VP at Will@EPCCD.org |
7/21/2026 9:38:55 PM | |
|
Black Forest Fire Protection District
7/14/2026 3:51:55 PM |
1 |
Black Forest Fire Rescue has reviewed the submitted Special Use Permit request for the proposed detached Accessory Living Quarter at **7025 Franciville Road**, located within the Black Forest Fire Protection District. The submitted materials identify the property as an RR-5 zoned, approximately 2.5-acre parcel, with an existing primary residence and a proposed detached ALQ of approximately 1,420 square feet. The ALQ is proposed to share the existing driveway, utilities, and water service with the primary residence and is intended for family residential use, not as a short-term rental or separately sold dwelling unit. From a fire code and emergency response standpoint, Black Forest Fire Rescue has no objection to the Special Use Permit **provided all applicable fire access, addressing, water supply, and wildland-urban interface requirements are met at the time of building permit review and construction.** The applicant states that the existing driveway provides an unobstructed, all-weather access surface exceeding 20 feet in width, and the site plan indicates an existing driveway access from Franciville Road with an internal turnaround area. Fire department access shall comply with the currently adopted International Fire Code, including Section 503, and shall be maintained with a minimum unobstructed width of 20 feet, minimum vertical clearance of 13 feet 6 inches, an all-weather surface capable of supporting fire apparatus, and adequate turning capability for Black Forest Fire Rescue apparatus. Any gates, fencing, landscaping, utility placement, or future site improvements shall not obstruct fire department access. The applicant indicates that water service will be provided through the existing residential service from Park Forest Water District. Prior to building permit approval, the applicant shall verify that the proposed ALQ does not negatively impact required fire protection access or available water supply for the property. If required by the Black Forest Fire Rescue Authority Having Jurisdiction, the applicant shall provide additional fire water supply information demonstrating available hydrant location, distance, and fire flow capability serving the property. The property is located in the Black Forest area and remains subject to applicable Wildland-Urban Interface requirements. Vegetation management, defensible space, ignition-resistant construction features, and emergency access shall be maintained in accordance with the adopted Colorado Wildland-Urban Interface Code, the International Fire Code, and Black Forest Fire Rescue standards. Address identification shall be clearly visible from Franciville Road and shall identify both the primary residence and the detached ALQ as applicable. Black Forest Fire Rescue recommends approval with conditions. Final approval shall be contingent upon compliance with fire department access requirements, confirmation of adequate addressing, verification of water supply information if required, and compliance with applicable WUI and building permit requirements. |
7/14/2026 3:51:55 PM | |
| View |
PCD Project Manager
7/8/2026 4:42:55 PM |
1 | V1_Site Plan Drawing_comments | 7/8/2026 4:42:55 PM |
| View |
PCD Project Manager
7/8/2026 4:42:12 PM |
1 | V1_Road Impact Fee Acknowledgement Form_comments | 7/8/2026 4:42:12 PM |
| View |
PCD Project Manager
7/8/2026 4:41:53 PM |
1 | V1_Letter of Intent_comments | 7/8/2026 4:41:53 PM |
| View |
EPC DPW Development Services - Engineering
7/8/2026 10:41:40 AM |
1 |
Engineering Review V1: Please see engineering review comments (in blue) on the following documents (to be uploaded by the project manager): V1_Letter of Intent V1_Road Impact Fee Acknowledgement Form V1_Site Plan Drawing We were unable to locate a driveway access permit for this address. Please provide a copy of the existing permit, or submit a new driveway access permit application through EDARP. Laura Besler, P.E. Engineer - Development Services Department of Public Works Office: (719) 520-6868 Mobile: (719) 482-0977 Office Hours: 8:00 am – 4:30 pm, Monday – Friday laurabesler@elpasoco.com |
7/8/2026 10:41:40 AM |
|
PCD Project Manager
7/8/2026 9:38:51 AM |
1 |
Review 1: EPC Planning Division has comments in green text boxes on the following documents: - Site Plan Drawing - Letter of Intent Reviewed by: Lacey Dean, Associate Planner laceydean2@elpasoco.com |
7/8/2026 9:38:51 AM | |
|
EPC DPW Stormwater
7/7/2026 12:44:42 PM |
1 |
Review 1: EPC DPW Stormwater has no comments on this special use application. The proposed project will not disturb over an acre. Project Manager: no re-review necessary. Reviewed by: Mikayla Hartford, P.E. Senior Engineer - Stormwater 719.339.5053 MikaylaHartford@elpasoco.com |
7/7/2026 12:44:42 PM | |
|
Park Forest Water District
7/6/2026 11:40:55 AM |
1 | The Park Forest Water District has reviewed the proposed Accessory Living Quarters (ALQ). Pursuant to the District's adopted Rules and Regulations and Construction Standards, a separate building is required to be served by a separate and independent service line and a separate water meter. Accordingly, the proposed ALQ will require a separate District water tap, separate service line, and separate water meter. The Applicant shall submit a District Tap Application pursuant to Section 8.1 for review and approval. Issuance of a tap is subject to District approval, applicable fees and charges, and compliance with all District Rules, Regulations, and Construction Standards | 7/6/2026 11:40:55 AM | |
|
Academy School District 20 Building Fund
7/6/2026 9:46:10 AM |
1 |
Academy District 20 is in receipt of File #AL2618 for approval of the 7025 Franciville Rd - ALQ Permanent Occ. The District has neither comments regarding this plan amendment nor does it object to the plan amendment. The District is able to serve each student who is a resident of District 20. If you need additional information, please contact me. Please note that Mr. Don Smith is no longer employed by Academy School District so any future questions regarding this development can be directed to me. Peter Ristig Executive Director for Operations Academy School District 719-234-1262 peter.ristig@asd20.org |
7/6/2026 9:46:10 AM | |
|
PCD Administrative Notice
7/1/2026 8:15:47 AM |
1 | On 07/01/2026, PCD mailed "Notice of Administrative Determination" letters for AL2618 to surrounding property owners within a 500-foot range (20 addresses). The potential date an administrative decision can be made is 07/15/2026. Copies of the notice, mailing labels, and selected range have been uploaded to the EDARP file. Cost of postage = $14.80. JM | 7/1/2026 8:15:47 AM | |
| View |
EPC Environmental Services
6/30/2026 11:58:31 AM |
1 | 6/30/2026 11:58:31 AM | |
|
EPC Parks Department
6/24/2026 9:50:31 AM |
1 |
Thank you for the opportunity to review this Special Use application. Upon reviewing the project and site location, El Paso County Parks staff has found that there are no immediate impacts to El Paso County parks, trails, open space, or other El Paso County Parks related items. El Paso County Parks staff will not have comments regarding this project. Thank you! Ashlyn Mathy Parks Planner Park Planning Division El Paso County Parks Department ashlynmathy@elpasoco.com |
6/24/2026 9:50:31 AM | |
|
Academy School District 20 Building Fund
6/24/2026 6:58:40 AM |
1 |
Academy District 20 is in receipt of File #AL2618 for approval of the 7025 Franciville Rd - ALQ Permanent Occ. . The District is requesting fees in lieu of land dedication per the existing County Code for all residential units within this development. The District is able to serve each student who is a resident of District 20. If you need additional information, please contact me. Don Smith Planning Consultant |
6/24/2026 6:58:40 AM |