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HomeMy WebLinkAboutLANDINGS PUD FOURTH - Filed GC-GENERAL CORRESPONDENCE - 2004-08-1382282 P0n70 EXHIBIT "D" PROPERTY DESCRIPTION OF A 6.00 FOOT WIDE UTILITY EASEMENT, BEING IN THE PLAT OF "THE SECOND REPLAT OF THE LANDINGS P.U.D. FILING 4" TO BE VACATED. A tract of land located in the Southwest quarter of Section 36, Township 7 North., Range 69 West, of the 6th P.M. of Larimer County, Colorado, being more particularly described as follows: Considering the South line of the Southeast quarter of said Section 36 as bearing South 89056128" East and with all bearings contained herein. relative thereto: Commencing at the South quarter corner of said Section 36: thence, North 20018125" West 2129.06 feet to the southeasterly corner of Lot 1, "The Second Replat of the Landings P.U.D. Filing 4" as recorded with the Clerk and Recorded of said County; thence along the southwesterly line of said Lot 1, North 45000'56" West 6.00 feet to the True Point of Beginning of this description; thence continuing along the said southwesterly line of Lot 1 North 45000156" 'West 59.04 feet to the southwesterly corner of Lot 2 of said "The Second Replat of the Landings P.U.D. Filing 4"; thence along the southwesterly line of said Lot 2, North 28°33'29" West 86.74 feet to the southwesterly corner of Lot 3 of said "The Second Replat of the Landings P.U.D. Filing 4"; thence along the westerly line of said Lot 3 and along the westerly line of Lot 4 of said "The Second Replat of the Landings P.U.D. Filing 4" North 03030157" West 164.22 feet to the northwest corner said Lot 4; thence South 71028144" East 6.47 feet- thence South 03030'57" East ]'_60.47 feet; thence South 28633'29" East 84.54 feet; thence South 45000156" East 58.17 feet; thence South 44059'04" West 6.00 feet to the True Point of Beginning. The above described tract contains 0.0422 acres more or less and is subject to all easements and rights -of -way now existing or of record. LOVELAND tXCAVATING CO. December 12, 1980 Roy A. Bingman Director of Engineering Services City of Fort Collins P. 0. Box 1580 Fort Collins, CO 80522 Dear Mr. Bingman: 1 would like to extend my sincere appreciation for your effort yesterday in regard to the possible suspension of our license with the City of Fort Collins for a thirty day period. I know you made exceptions that were for our benefit, and we certainly thank you for that. You are probably well aware of what a total shut down could cost our company. I hope that our relations continue on such fine terms, and we hope to be doing continued work in the Fort Collins area. Once again we thank you. Sincerely, Jack K. Sullivan Superintendent JKS:bf CC: Dave Stinger, Chief Construction Inspector 1425 S. Lincoln Avenue — Loveland, Colorado 80537 — Ph. (303) 667-1238 ZVFK architects/planners a professional corpo,ation 218 west mountain avenue fort cotlms, co. 80521 usa telephone 303 493-4105 February 9, 1981 Cathy Chianese Planning Division City of Fort Collins 300 Laporte Avenue Fort Collins, Co. 80522 Dear Cathy, Upon review of staff comments for the second replat of the Landings PUD Fourth Filing, I offer the following reply: Applicant will coordinate with the utility departments concerning existinq and proposed utilities. A 20 scale drawing has been provided to the City for further review of the duplex area. It indicates that all units have double car garages and tandem spaces in the driveway. Furthermore the units on Breakwater Loop Street have uninterupted street parking along the island., and the units on Breakwater Court have approximately five on street parkinq spaces plus additional parking on one side of Breakwater Drive. I feel that the combination of driveway parking and street parking to be adequate with this density. The drawing also indicates some visual relief with landscaped areas. The Loop Street has a continuous green island on one side and the cul-de-sac because of the curved street has area large enough for significant landscaping. In any case the streetscape is far superior to that of a townhouse project. If there are any further comments please contact me. Thank you for your help in this matter. CORNM CONSUITINC, COMPANY .1'll• �n;ln,. Inv�i8�1SL'Vli�r-,i (i(�i�lY./Lh;{lam MAN4C(M1ll til I hl�lhl l Ii1N1� iebruory 11, 1981 City of Fort Collins R. 0. Box 580 fort Collins, CO 80522 Att: Mr. Mauri Rupel Dear Mauri, This letter is to address your concern with regards to the stor!!i runoff on the Iandines 4th FiIinq - 2nd Rep] at Project which vic have recently ;uLmitted for your review; in particular, the private drive area adjacent to Harmony Reservoir. The origi- nal d-,jinage iniorriation !or this project can be i`ound in the Master I-ainage Report for the Landings PUD, dated January 197P. In this report, a runoff coefficeint of 0.5 was used which encom- passe, censitie up to 12 units per acre. While the number of living knits in this area have increases from 12 i:o 25, the den- sity of the area reirains telm:i the 12 units/acre ,it approximately (Im s/acre. 1lko, the ccerGll density of the 4v.h filinq Project iwi.hin the Iin!its for u,,e of a r!noff coefficir=nt of 0.5. There- fore, no runofI beyond that which was expected and hlannod for in the Plaster Drainage flan will res�rfrom this revi"'d plan. Thank you for your cooperation on this project. Should you have further questions, please call. Since,-ely, CORNS I CONSULTING COMPANY Robert L. Lenz, P. E. Design Engineer RI_l /.lhf CITY OF FORT COLLINS DATE: February 17, 1981 TO: Cathy Chianese, Planning Department THMJ: Roy Bingnan, Director of Engineering Services FROM: Josh Richardson, Engineering RE: Landings IV, Second Replat Upon review of the plan for the second replat of Landings IV P.U.D., we must request denial of the request. This request is based on the following items. 1. The water and sewer services will be located under the driveway and garage building. This could cause expensive repair costs to the owners if service lines fail. Past experience has shown that placing of the curb stop for the water lines cause extreme problems due to improper construction. 2. Even though parking off-street is according to the parking ordinance, we feel that parking on the street is needed occasionally during social gatherings. The design for the duplex area would require this parking to take place on Breakwater Drive. It is our opinion, from looking at single family areas, that there is a need for on -street parking adjacent to dwelling units. 3. we feel that the placement of driveways close together creates a possible safety hazard due to backing vehiclls with vehicles adjacent to than. The design as shown creates almost a parking lot situation which we feel is improper for a city street. Based on these items we feel that the duplex area of the project is of poor design and it is the staff's responsibility to bring to the attention of the Planning and Zoning Board these problems. Therefore, would you please inform the Board of our feelings during the Board's work session? VA 1 I RIALS AND FOUNDATION I. NGINI L RS 214 No. Howes fort Colhm, Colo.ado 80S22 P D. Bo. 429 13031 484 0359 September 21, 1983 Land Development Services, Fifth Floor, First Tower' 215 West Oak Street Fort Collins, Colorado 80521 �. �.(p •}u! �rhsO Hrt el 1303) 7Ib 3921 Attention: Mr. Dennis L. Donovan, P.E., President Re: Harmony Reservoir ELI Project No. 4106-80 Gentlemen: 3151 N. t..h Way Cheyenne, Wvammp 82001 P.O Bo. 10076 (307) 632 9224 Empire Laboratories, Inc. has reviewed our "Report of a Soils and Foundation Investigation" prepared for Harmony Reservoir dated September 9, 1980 as well as the additional recommendations set forth in a letter dated January 5, 1983 to George Alan Holley and Associates, P.C., Golden, Colorado regarding the repair of the above -referenced reservoir. Grapire Laboratories, Inc. met with Mr. Dennis Donovan at the site on September 7 and 14, 1983. At the time of the second inspection, Larry Intermill from Intermill Surveying was also present. As stated in our letter of January 5, 1983, it is our understanding that the reservoir is to be used as a detention facility, and the water level is to be kept at elevation 5007 or below. The one hundred (100) year fiuod will raise the reservoir to elevation 5007.7. The top of the dam is !.)etween elevation 5011.0 and 5011.5 and not at elevation 5010 as previously interpreted. This allows for a normal free board of between four (4) and four and one-half (4-1/2) feet. Based on the above information, our additional inspections, and our previous studies, the' following amended recommendations, in our opinion, will be required to ensure the stability of the Harmony Reservoir Dam: 1. Complete removal of the existing concrete slope protection will not be required in our opinion since the majority of the concrete will not be exposed to the water surface. However. a portion of the concrete slope protection, which is in bad disrepair, is subject to wave action and water contact and should be removed and replaced. This portion of the concrete slope protection extends for a distance of approximately two hundred (200) feet WIM I CCE !T A 7 r G GA VE R tPhf#,�EN 't T E A�3SL Land Development Services Page 2 September 21, 1983 along the northwest dike from a point approximately sixty (60) to seventy (70) feet northwest of the southeast corner of the reservoir. It is recommended that the concrete in this area be removed and either broken up and reused as riprap or that riprap be imported and placed at the site. If imported riprap is used, it should consist of hard, durable rock approved by the geotechnical engineer. The upstream face of the dam in this area should be graded on a minimum 2:1 slope. This may be accomplished by the placement of the riprap. 2. It is recommended that the downstream slope of the dam along the northwest dike be flattened to 2:1 slopes in arc's where 2:1 slopes do not exist. In addition, the abandoncd irri ation and/or drainage ditch located at the toe of the slope should be filled in with a minimum of three (3) to four (4) feet of fill. The ditch should be filled from the southeast corner of the dam where it enters the Spring Canyon Ditch to where the ditch ends a distance of approximately five hundred fifty (550) feet to the northwest. 3. All vegetation should be removed from the areas to be filled. Dead wood, tree stumps, limbs, and other debris should also be removed from the ditch. Large trees growing on the dike and along the trench need not be removed, and the new fill should be graded around the trees. After vegetation, dead limbs, and brush has been rerioved from the area the fill may be placed. The fill should consist of material approved by the geotechnical engineer. It is anticipated that material from the bottom of the reservoir will be utilized for embankment material. This material should be inspected by the geotechnical engineer prior to its use to determine its suitability. The fill should be placed in uniform six (6) to eight (8) inch lifts and mechanically compacted at or near optimum moisture to at least ninety percent (90%) of Standard Proctor Density ASTM D 698-78. The fill should be graded and benched slightly into the --existing slope where necessary and graded around existing trees to protect them. Use of timber or stone retaining walls may be required in certain areas to protect the large cottonwood trees along the dike and ditch banks. Field density tests should be taken in the thicker sections of the compacted fill to verify that proper compaction and placement of fill has taken place. Upon proper placement of the fill, it is recommended that the filled areas be seeded to minimize erosion. 4. A small abandoned ditch or channel is located along the toe of the southwest portion of the Harmony Reservoir dike. It is turn -.,mended that this dike be filled in tire -.,me manner as c�j-sed i'.�c for a mmir-um distance of e\imalcly fifty (SG) feet beyond the southeast corner of the L�i'he. ERPF ICED AA GOV ERNMENI ..-, PENS - Land Development Services Page 3 September 21, 1983 5. It is recommended that backfill behind the existing concrete slope protection that is to remain be reworked in areas where the backfill behind the concrete has eroded. It is recommended that additional backfill be placed in the eroded areas to minimize the potential of future erosion. The backfill should consist of a clayey material approved by the geotechnical engineer and mechanically comFtacted in uniform lifts to at least ninety percent (90%) of Standard Proctor Density ASTM D 698-78. It is our opinion that if the above repairs are made and the reservoir is kept at elevation 5007 or below, the potential for failure of the Harc�ony Reservoir dam will be minimal. Very truly yours, EMPIRE LAOy'rj.T/ R 5, /e/iIR. eo Sherrod Senior Engineering Geologist Reviewed by: Chester C. Smith, P.E. President CIC ii7i `1*:.'0� •� A , cc: George Alan Holley and Associates, F.0 � � ram'' <� •' cam`. r=0 F C - `\ - Dennis P.' Q'i U. a ( Ili 01 1ORI l )It IiAti [,.U. L50\ ),W, i on r onln,, ururduu nut_- STORM WATER UTILITY DATE: November 7, 1983 M: Bob Smith, Storm Drainage Division V Dave Stringer, Construction Inspection Division Mauri Rupel, Planning Department FROM: Philip G. Waite, Civil Engineer II - Storm Drainage Division 1QU) BE: Harmony Reservoir atC dings 4t and Whalers Cove Attached is a letter to Dennis Donovan from Empire Labs dated September 21, 1983 regarding the recommended repairs to Harmony Reservoir for your information. I received this letter from Gerry Mayham who is with the Single Family Division of the Subdivisions Unit at the Department of Housing and Urban Development in Denver. I talked with Mr. Mayham last week about what was going on with Dennis Donovan and Whalers Cove. I didn't find out any new information except that Mr. Mayham was much more worried about the structural soundness of the reservoir than Dennis Donovan had indicated. Mr. Mayham did indicate that if the water level was controlled improvements to the embankment would probably not be necessary. Mr. Mayham has also talked with a Mr. Degrave and Mr. Eric Wilkerson of the State of Colorado Division of Water Resources and they both indicate that the embankment of the reservoir needs work unless the water level is somehow controlled. While talking with Mr. Mayham he asked me if we (the City) have any concerns regarding the reservoir. I indicated that as far as I knew we have not investigated the embankment in any detail. Should we look into this matter a little more regarding the condition of the embankment or leave it up to the State and Federal people to enforce additional work on the embankment if necessary? —I— ( 11Y OI 1OP1 ( ()HIV, 1'_0_ Rug iSU, I un ( )HItI,, (.,)I,) ado ',Os _' Phi 3W:IS4-4220 txt. 728 STORM WATLR UTILITY RECEItrE:.O Mr. Dennis L. Donovan November 2, 1983 Land Development Services Pln`e' G 1383 215 West Oak 5th Floor, 1st Tower Fort Collins, CO 80521 PLANdGVv DEPARTMENT Re: Harmony Reservoir Improvements for Landings 4th and Whalers Cove Dear Mr. Donovan, This letter is written at your request to notify you and other interested parties the status of Harmony Reservoir and adjacent development projects from the perspective of the City of Fort Collins. As you are aware, the "Master Storm Drainage Report for the Landings P.U.D." prepared by Cornell Consulting Company in 1979 for Mr. Reid Rosenthal was provided to the City of Fort Collins as required by the City development regulations. The City staff reviewed that drainage report and found it adequate to allow review of projects upstream and downstream of Harmony Reservoir. The Master Drainage Report remains on file at the City and will continue to be referenced as to compatibility with storm drainage plans for projects that may be proposed within the basin studied and reported therein. As suggested in the report, a detention control structure and release system design was required as part of the utility plans prior to the approval of Whalers Cove P.U.D. downstream of Harmony Reservoir. The developer, Mr. Rosenthal, signed a "Subdivision Agreement" with the City in March, 1979 for Whalers Cove which commits him to install said storm drainage improvements as part of the overall utility improvements. Mr. Rosenthal has also signed another "Subdivision Agreement" with the City for The Landings P.U.D. - Filing 4 in March, 1979. This development is located in the area immediately upstream of Harmony Reservoir. That agreement required the installation of detention facilities prior to the issuance of more than thirty four (34) building permits. That limit on the issuance of building permits has just recently been reached. Since Harmony Reservoir is the detention facility for Landings 4th the construction of the detention control structure and release system are also included under this agreement. As far as the City is concerned the control on the number of building permits is an adequate way to enforce development requirements and maintain the public's safety during construction of new projects in Fort Collins. Sincerely, Bob Smith Assistant City Engineer, Storm Drainage Division v STOVER & BRAN DES ATTORNEYS AT LAW UNITED BANK SUILDING-SUITE 315 FORT COLLINS, COLORADO 60522 P.O. BOX 523 4B2-3664 WILLIAM C. STOVER ROBERT W. BRANDES, JR. AREA CODE 303 February 23, 1479 Planning Staff Planning and Zoning Department City of Fort Collins 300 Laporte Avenue Fort Collins, Colorado $0521 Eta: Tho Landings Gentlemen: ^.his letter is written by ^e as necretery of The Lariner County C=.s,ai "No. 2 Irrigiatinq Ca^zany, The Spring Canon Ditch Company 4 ':he ',:arren Lake peservoir Car, -Any, all of which c==?anies he cr.::stin^ _rriq=tion elitc as traversing lends being, @eveloped ;�.-• s=i%. 7«,rx �a�,C}iat C�inrrmllV title!! '"he Liint:l nC7S ". ^t;c Loard of Directors of the several ditch coII g.anies, their cl_ic-Trs and T'r. T<onenthal hire Ca -le to a complete unC.erstaneing ,s to the resprtct_'ve righre and liabilities in rcgards to the d .wio�,,nts IarounZ the several ditches. D=�e to the necessity of preparing a carefully worded, recordable ar- t:wT:t, I have been diracte.d to ;rite to you to state that , oral comp-:r.ies and M Rasenthal have reachod subrtantially cc__.j, ci t acrearFnt as to the conditions tc be cor.teir.ed in the a;rcement. P1E-r_Fe, accept this assurance that said agre+;•-ent will be executed a:: cz kefore February 26, 1979, and the several cospanies have nc oLj@Ction to the City issuing final plat approval for the p-nding preltmirary plats for ..halor's Core, Fourth Filing, Park Place, The R'1}arf and The Boardwalk. 1KCS : e1 APPrOVBD: Respectfully yours, William C. stover, Secretary G %.n A. 3oNneon, President The Lariaer County Canal No. 2 Irrigating Company The EYring Canon Ditch Company T`c %'&rren Lake remervoir Company (,IlY of I ORI (OI_I_INS P.O. BOX i80, FORT (OI_I_INS COLOR ADO80i22 I'll 003) 4S,1 4220 CNGINI(LRING DIVISION LXT. 728 February 26, 1980 Mr. Robert L. Lenz Cornell Consultinq Company P.O. Box 646 Fort Collins, Colorado Za I have reviewed your correspondence of February 19, 1980 regarding the revised platting of Landings N and have the following question. The T-andings P.U.D. *faster Drainage Plan shows a larger area that will contribute to Harmony Reservoir. The area in question is area 3 of the report, as compared to the Jetty. Will these flows be directed toward another area? Also, the flows shown in your oorresr)ondence do not compare with those in The Lan(dings P.U.D. Master Drainage Plan. As soon as possible I would like to meet with you regarding the above. Sincerely, Bob Smith Assistant City Engineer - Drainage cc: Tlauri Ruc)el CORNEII C0NSU1IiN(j COMJ)ANy PO1-1,16 1(4,Irnlliv,,r(duieuon Ui» pho\l (iU5) 18) 6650M MAN,%(IE MEN IA N(IINI (RING June li, 1y80 Planning Department City of Fort Collins P.O. Box 580 Fort Collins, Colorado 80522 Dear Sir;: It is the intent of the developer, Osprey Homes, Inc., to dedicate on the plat of The Landings PUD - Filing 4, the following described easements: -- A 10-foot drainage easement 95.00 feet along the north boundary of Lot 40; A 15-foot drainage easement 373.31 feet along the east boundary of Tract G; commencing at the southerly point of tangency of the 20-foot radius at the intersection of Breakwater Drive and Westshore Way; continuing southerly along Westshore Way west rig -it -of -way line 373.21 feet to a point of compound curvature, said easement being entirely contained in Tract G; A 50-foot drainage easement 146.09 feet along the north boundary of Tract G; commencing at the west right-of-way line of Westshore Way and continuing westerly along Breakwater Drive south right-of- way line 146.09 feet to a point of tangency, said easement being entirely contained in Tract G. ' Sincerely, CORNELL CONSULTING COMPANY Bill Blackwell Senior Designer sr cc: En cc: Engineering Department City of Fort Collins CORN01 CONSl1IIIN(j (OMI)ANy P0I (�'Ih Iroalnlli^s�idln+a�ln4(ly)/ phnu (Ali) w bkd)m MANA(,I MI NIA N(,iNI I IIIN(1 June 11, 1980 Planning Department City of Fort Collins P.O. Box 646 Fort Collins, Colorado 80522 Dear Sirs: It is the intent of the developer, Osprey Homes, Inc., to dedicate on the First Replat of The Landings PUD - Filing 4, the following described easement: A 10-foot drainage easement 106.74 feet along the southwesterly boundary of Lot 48. Sincerely, CORNELL CONSULTING COMPANY Bill Blackwell Senior Designer BB/fsr cc: Engineering Department City of Fort Collins ENGINEERING DIVISION June 18, 1980 Mr. Reid Rosenthal Osprey Homes, Inc. 300 Spinnaker Iane Fort Collins, Colorado Dear Mr. Rosenthal: During the last revision on Landings - Filing 4 - grading changes were made that have changed the drainage flow patterns of the planned unit development. Cornell Consulting Company stated that it was your intention to dedicate certain easements. Until we receive such easements we, are compelled to withhold building permits in these areas.. The lots and tracts affected are as follows: 1. Lots 15 and 16 2. Lots 48 and 49 3. Tract G As soon as I receive and approve these easements I can release this restriction. Sin rely, Joshua Richardson Civil Fhgineer cc: Bill Blackwell, Cornell. Consulting Company 3hgineering Inspection Building Inspection ENGINEERING DIVISION July 29, 1980 Mr. Dennis Donovan Osprey Homes, Inc. 300 Spinnaker Lane Fort Collins, Colorado Dear Dennis: I have been informed that the by your utility contractor for Landings 4th subdivisions have approved by the City. Re: Whalers Cove, Boardwalk Landings 4th water line stub outs installed the Whalers Cove, Boardwalk and not been pressure tested or When you and our Inspector Matt Baker met on the job site on July 15, 1980 he was informed that your firm intends to use Boardwalk Drive and Whalers Way as the main access roads to service the other areas under development. He stated at that time that all stub outs had to be pressure tested and approved prior to the placement of the asphalt mat. The reasons for this are to avoid cutting into a newly surfaced street or possible contractor conflicts in the event the utility contractor should change before the completion of the project. When your contractor pressure tested this line he elected not to test these stubs in conjunction with the twelve (12") main. He was at this time informed each stub out would have to be tested individually before any street paving. In order to avoid any conflict at the time you have scheduled the street improvements, I ask that you make sure all the necessary testing and. approvals have been taken care of prior to the placement of base course and asphalt materials. If you have any questions, please don't hesitate to call me. Sincerely, David Stringer Chief Engineering Construction Inspector (IIN01IOU I(Ott IN, P.OBox 5 ENGINEERING DIVISION December 8, 1980 Mr. Dennis Donovan Osprey Homes, Inc. 1113 Druid Drive Fort Collins, Colorado Dear Dennis: Colorado 80522 Re: Landings, 4th Filing Ph(303) 484 4220 Ext. 728 As I an sure you are aware, on Wednesday, November 5, 1980 your utility contractor, Loveland Excavating„ was installing a ten inch (10") P.V.C. sewer main in Boardwalk P.U.D. Subdivision in a location other than shown on City approved utility drawings dated March 13, 1979. When the construction inspector arrived on the site at 10:00 a.m., November 5th, he requested Wayne Fishell, the job foreman for Loveland Excavating, to discontinue work on this sewer Train until the City Engineer had approved the relocation. Wayne told the inspector they would stop construction. When the site was inspected again on Friday, November 7, 1980 the inspector found the sewer main had been completely installed and the contractor had connected to the existinq sewer main prior to final inspection and approval by the City for this installation. For these violations of the codes of the City of Fort Collins, Chapter 99 and 112A, the Director of Engineering Services has suspended the license of Loveland Excavating for a period of thirty (30) days. I must also inform you of your obligation as a land developer within the City of Fort Collins to comply with the codes and ordinances as stated in Chapter 99 (Subdivision of Land). Failure to abide by these regulations is a misdemeanor which can make the developer subject to a fine and/or imprisonment. Your cooperation in the future would be greatly appreciated by not allowing your contractors to continue work or start work which has not been approved by the City Engineer and to prompt your development engineer to submit and obtain the City Engineer's approval for all changes from original utility drawings prior to construction. Sincerely, David Stringer / Chief Engineering Construction Inspector cc: 'Roy Bingman, Director of Engineering Services Roger Krempel, Director of Public Works Lucia L.iley, City Attorney CITY OF FORT CQLLINS DATE: December 10, 19E0 TO: Roy Bingman, Director of Engineering services TIM: Mike Herzig, Assistant City Engineer - projects FROM: Dan Bunting, Civil Engineer II RE: Bridge on Horsetooth Road between College Avenue and the C&S Railroad During preliminary work on the proposed street widening project for this portion of Horsetooth, it has cane to my attention that sub- division plans for the area south of the street, call for extension of the existing timber bridge. I contacted Jim Hamouz with IMM Engineering, our consultant on the bridge inventory. He indicated that their analysis of the existing structure found that it did not meet the minimum HS-20 loading. Although load limit posting is not needed at this time, in the future this portion of the stricture will need to be restricted. I don't feel that load limit restrictions will meet the future needs for the street. Adding a timber structure to the already under strength structure also has sore major drawbacks. Timbers structures require continual maintenance to maintain high levels of service. Although the Proposed extension meets the immediate need, I don't feel that wooden bridges in general are practical for modern urban requirements. Future replacement of the existing structure after full development has taken place would result in major traffic problems while work was being dome, as well as greatly increasing costs. I suggest that the City consider joint participation with the developer in placement of a concrete box culvert or similar stricture for the Proposed extension and plan for replacement of the existing structure at the time Horsetooth is improved to the west. Due to the recent developments regard- ing the Albertson's store, prompt action would be needed to coordinate construction of the extension. Let me know what you feel our next action should be.