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<br />and have met with the officials of Federal Heights, Thornton and Adams County; <br /> <br />on the basis of these meetings and after several field inspections carried out over <br /> <br />about ten months, we estimate that the basin will be fully-developed within five <br /> <br />to ten years. <br /> <br />>, <br /> <br />A Ithough the three broad land-use categories of residential, commercial <br />and industrial use are evident throughout the basin, the upper end to about Huron <br />Street is primarily residential, with emphasis on mobile-home parks. The center <br />portion to about Washington Street is mostly commercial-residential, with many <br />stores and warehouses on either side of 1-25 and some single-family residences. <br />The lower portion from Washington Street to the South Platte River is residential- <br />industrial; many of the residences are multi-unit condominia, and most of the <br />industrial property below York Street has not been developed yet. <br /> <br />r, f.-\ /tt ..;; Jl' ( <br />\-j;. 'I.~ t-.... ~) <br />'0\ . '(IN '.i~ <br /> <br />t-,;. \-v'_., (\ <br /> <br />. <br /> <br />The basin characteristics, described more fully in the next chapter, indi- <br />cate that at present about 35 percent of the basin is impervious; this percentage <br />will increase over the next few years to about 50 or 55 percent at fu II develop- <br />ment, if the present zoning and construction plans continue unchanged. <br /> <br />T raub I e Spots <br /> <br />There are two major trouble spots in the basin; ore of them is the rectangu- <br /> <br />lar concrete conduit under the northeast corner of the shopping center parking lot <br /> <br />at 84th Avenue and Washington Street, and the other is the reach from York Street <br /> <br />to Steele Street, near the lower end of Niver Creek. <br /> <br />. <br /> <br />Damages at these two places are quite different; at the shopping center, <br />the parking lot and street are flooded at frequent intervals, and there is damage <br />to the roadway and inconvenience to the people. At the York Street-Steele Street <br />reach, the steep gradient and associated energy dissipation problems have caused <br />extensive bank erosion, the beginning of meander patterns which could exceed the <br />right-of-way limits, and damage to an agricultural ditch crossing. In addition, <br />the erosion i~ this reach could, if unchecked, threaten the foundations of the <br /> <br />York Street bridge. <br /> <br />11-2 <br />