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primarily due to the presence of a ~el1 dE!veloped network of high- ways in the area and the possibiJ_ity of ext.ending water and sewer services from Aurora. Present p_lans of Atlrora for water and sewer services does not cover any of thes'~ areas, 3. Sub-areas T-8, 1'.-9, 1'-:10, F-n, and the balance of :mb- areas F-l2, T-6, and T-7 are assumed Lo bf' developed into Low resi- dential and open space areas. Tlles'~ area~; are to provide a bllffer zone bet'Ween the areas to the East and Vle"t. of it that are likely to develDp with higher densities. 4. All of sub-area F... 11, and ,)art of T-ll have recently been annexed to Denver. These areas :lDclllding t_he sub-area F-ll will experience a rapid rate of developm(;!nt in t_he near future. 5. Sub-area F-18 is assumed _0 be teveloped irlto an open space wild refuge. This area will ,~xperie~re a great deaJ_ of de- velopment pressures in the futun'. HowE'vC r, with proper zoning at the appropriate time this area ccu],<j be developed into anothe]~ buf- fer zone between the more densely developed areas lying on either side of it, within First Crf~€k wate:~shed. 6. Sub-areas F-19 through F";~2 are assumed to be developed into di.fferent densiti.es of resiclen1~ial, commercial and industTial areas, w:Lth emphasis that areas clofler to ..ailroads and major h:igh- ways are to be developed into inclus1:rial properties. 7. Majority of Sub-area F-23 is within the South P~atte Flood Plain. The area is assumed to be zoned as flood plain in t.he future aIld be used for mining operat:io:1S f()r sand and gravel. It is very difficult to pred let 'What might happen to the real estate within the First. Creek (Ira LnagE? basin in the future. Major unexpected plans, for example. S11Ch as a coal mining opera- tion in the basin will change the (h~veloprnf~nt trend of the basin to an entirely different pattern. Aftf~r I~xtensive discussions with all those concerned we believe tr.,at above a:3sumptions barring any II-4