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<br />Sand Creek upstre~m from Colfax Avenue is mostly undeveloped. <br />From Colfax Avonue to TOil Gate Creek there are about 2,100 acres <br />in the flood plain, which is about 20 percent devoloped by residen- <br />tial uses. About 60 percent development Is predicted here by the <br />year 2000. From Toll Gate Creek to the South Platte River there <br />are 5,300 acres In the flood plaIn, of which 22 percent Is used <br />for industrial and warehouse facilities. <br />About 600 acres are located in the Toll GateCraekfloodplaln, <br />of which about 20 percent is currently devaloped. <br /> <br />Other Flood Hazards Not Identified <br />There are flood hazards q!her than Inundation In the study <br />reaches. RapId stream rises end the velocity of overbank flows <br />create added perl Is. Peak discharges on Cherry Creek generally <br />occur within 3 to 4 hours after raIn begins. Floods on Sand Creek <br />also peak In a very short tIme and allow lIttle time for adequate <br />fiood warnings. Water velocities greater than 3 feet per second <br />combined with flood depths of 2 feet or more are generally consid- <br />ered hazardous. Such conditions could exIst at ~ny places in <br />the study reaches during a severe flood. <br /> <br />" <br />