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<br />One cxpl~n~tion for ~~e gcncr~l cost incrc~sc ste~s from <br />the Phase B estim~te being completed 6 months after the <br />Phase A estimate. More recent cost data is available indica- <br />ting slightly higher prices. <br /> <br />The majority of increases, however, are due to increased size <br />of facilities to accommodate the 100 year storm for major <br />street crossings in Lakewood, necessary modifications to the <br />Green Gables Country Club entrance road not anticipated in <br />Phase A, difficulties encountered at the Jewell-Wadsworth <br />Shopping Center, and utility conflicts not anticipated <br />originally. <br /> <br />The cost estimates are based on present day construction costs <br />for large scale public works projects. Costs may be expected <br />to increase if the project is phased over an extended period <br />of time in small portions. <br /> <br />Many costs included in the estimate may never be necessary, <br />as areas may be constructed by private developers. Also, all <br />required right-ot-way is estimated based on approximate mar- <br />ket value of surrounding land. If the concept of flood plain <br />zoning is valid, the value of the required land should be <br />significantly reduced by flood plain ~oning the gulches. <br /> <br />-~19- <br />