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<br />, <br /> <br />111-3 <br /> <br />Estimates of increased development in the study area are at best very indefi- <br /> <br /> <br />nite. Normally, water and sewage systems should be sized to serve a definite <br /> <br /> <br />tributary area defined by geography. Areas of potentially developable land <br /> <br /> <br />are included in the Al1enspark study area. <br /> <br />The study area could support future development of as high as 1,000 taps <br />(about 3,500 equivalent population) although it is questionable if this type <br />of density is really desired by the Town. A high number of taps will be un- <br />attainable until a central sanitary sewage system is available. Previous land <br />planning has apparently given little consideration to sewage disposal. With- <br />out the availability of a sewer system (but assuming that a water system would <br />be constructed), the minimum developable lot size should be about 1 to I 1/2 <br />acres, and preferably two acres. Plats filed have, in general, permitted higher <br />densities than this figure. The actual future (20 year) development could re- <br />sult in a much lower number than the potential 1,000 taps, depending on utility <br />availability as well as salability of the land. <br /> <br />Because of near surface bedrock, and increased regulation of septic tank in- <br /> <br /> <br />stallations, it is probable that very little growth will be possible without <br /> <br /> <br />the installation of a central sewer system. <br /> <br />A reasonable planning estimate for ultimate development within the proposed <br />District and neighboring areas is 300 EQR units, although in the financial <br />prOjections of Section VI I, a more conservative estimate of 150 EQR is used. <br /> <br />The Ferncliff area similarly could be expected to grow to result in an EQR <br />tap range of 50 to 100, from an existing 20 taps available at this time. Al- <br />though Ferncliff has been left out of the water system service area, it is <br />planned to be included in the central sewer system. <br /> <br />The main pressure zone(s) for the Allenspark water system will be in the range <br />of elevation 8500 to 8700, while Ferncl iff has a range of ground elevations <br />from about 8200 to 8400. In addition, due to its relative proximity, Ferncl iff <br />could more easily develop a surface water system from Rock Creek rather than <br />depend on the more distant Willow Creek flow.' <br /> <br />= <br />