HomeMy WebLinkAboutCAMPUS WEST THEATRE REDEVELOPMENT - PDP - 23-04B - REPORTS - TRAFFIC STUDYPedestrian LOS Worksheet
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SCALE: 1 "=500'
PEDESTRIAN INFLUENCE AREA
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51
APPENDIX G
66
IV. CONCLUSIONS
This study assessed the impacts of the Campus West Redevelopment
on the short range (2008) and long range (2025) street system in the
vicinity of the proposed development. As a result of this analysis, the
following is concluded:
The development of the Campus West Redevelopment is feasible from
a traffic engineering standpoint. At full development, the Campus
West Redevelopment will generate approximately 2300 daily vehicle
trip ends, 140 morning peak hour vehicle trip ends, and 109
afternoon peak hour vehicle trip ends. It is expected that a
significant number of trip ends to/from the Campus West
Redevelopment will be by walk and bike.
- Current operation at the key intersections is acceptable with
existing controls and geometry.
- In the short range (2008) future, given development of the Campus
y West Redevelopment and an increase in background traffic, the key
intersections are shown to operate acceptably.
In the long range (2025) future, given development of the Campus
West Redevelopment and an increase in background traffic, the key
intersections are shown to operate acceptably.
- Short range (2008) and long range (2025) geometry is shown in
Figure 10. It is recommended that a TWLTL be considered in this
segment of West Elizabeth Street.
- Acceptable level of service is achieved for bicycle and transit
modes based upon the measures in the multi -modal transportation
guidelines. For pedestrians, not all factors attain the desired
level of service for a "pedestrian district." The street-scape of
this segment of West Elizabeth Street was recently improved by the
City. It is not likely that further pedestrian improvements will
be made in the foreseeable future.
23
Existing traffic volumes at the West Elizabeth/City Park
intersection indicate that the warrant for a right -turn lane is met for
the West Elizabeth Street legs in at least one peak hour. No right -turn
lanes approaching this intersection currently exist. There are
significant constraints to adding these right -turn lanes or the City
would have already built them. This small development could not be
expected to make these improvements and it may be the desire of the City
to not have these right -turn lanes.
Pedestrian Level of Service
Appendix G shows a map of the area that is within 1320 feet of the
Campus West Redevelopment. There are five pedestrian destinations within
1320 feet of the Campus West Redevelopment. These are: 1) the commercial
and residential areas to the north of the site, 2) the Colorado State
University Campus area to the east of the site, 3) the commercial areas to
the east of the site, 4) the residential areas to the northwest of the site,
and 5) the commercial and residential areas to the west of the site. This
site is in an area type termed "pedestrian district." Acceptable pedestrian
level of service cannot be achieved for all pedestrian destinations. The
Pedestrian LOS Worksheet is provided in Appendix G. The minimum level
of service for a "pedestrian district" is A for all categories except
street crossing, which is B. It is unlikely that improvements will be
done to bring this area up to desired pedestrian levels of service,
since West Elizabeth Street from City Park Avenue to Elizabeth street
was recently improved by the City.
Bicycle Level of Service
Based upon Fort Collins bicycle LOS criteria, the only bicycle
destinations are the commercial areas along the West Elizabeth Street
corridor. This site connects directly to bike lanes on West Elizabeth
Street, which achieves level of service B.
Transit Level of Service
This area of Fort Collins will continue to be served by transit
service according to the Fort Collins Transit Plan. It will achieve
level of service B for public transit.
22
Q
Y
�
t
U
no - Denotes Lane
SHORT RANGE (2008) AND LONG
RANGE (2025) GEOMETRY
N
Figure 10
21
TABLE 6
Long Range (2025) Total Peak Hour Operation
Intersection
Movement
Level of Service
AM
PM
West Elizabeth/City Park
(signal)
EB LT
A
B
EB T/RT
A
A
EB APPROACH
A
A
WB LT
A
A
WB T/RT
A
B
WB APPROACH
A
B
NB LT
A
A
NB T/RT
A
A
NB APPROACH
A
A
SB LT
A
A
SB T/RT
A
A
SB APPROACH
A
A
OVERALL
A
B
West Elizabeth/Shields
(signal)
EB LT
C
D
EB LT/T
C
D
EB RT
C
D
EB APPROACH
C
D
WB LT
D
D
WS T/RT
D
D
WB APPROACH
D
D
NB LT
A
E
NB T/RT
B
B
NB APPROACH
B
C
SB LT
A
B
SB T
B
D
SB RT
B
C
SB APPROACH
B
D
OVERALL
B
p
City Park/Site Access
(stop sign)
EB LTIT/RT
A
B
WB LT/RT
A
B
SB LTfr
A
A
West Elizabeth/Site Access
(stop sign)
EB LT
A
B
WB LT
A
A
NB LT/T/RT
C
D
SB LT/T/RT
C
D
20
TABLE 5
Short Range (2008) Total Peak Hour Operation
Intersection
Movement
Level of Service
AM
PM
West Elizabeth/City Park
(signal)
EB LT
A
B
EB T/RT
A
B
EB APPROACH
A
B
WB LT
A
A
WB T/RT
A
B
WB APPROACH
A
B
NB LT
A
A
NB T/RT
A
A
NB APPROACH
A
A
SB LT
A
A
SB T/RT
A
A
SB APPROACH
A
A
OVERALL
A
B
West Elizabeth/Shields
(signal)
EB LT
C
D
EB LT/T
C
D
EB RT
C
D
EB APPROACH
C
D
WB LT
D
D
WB T/RT
D
D
WB APPROACH
D
D
NB LT
A
E
NB T/RT
B
B
NB APPROACH
B
D
SB LT
A
B
SB T
B
D
SB RT
B
C
SB APPROACH
B
C
OVERALL
B
D
City Park/Site Access
(stop sign)
EB LT/T/RT
A
B
WB LT/RT
A
B
SB LT/T
A
A
West Elizabeth/Site Access
(stop sign)
EB LT
A
A
WB LT
A
A
NB LT/T/RT
C
C
SB LT/T/RT
C
D
19
TABLE 4
Long Range (2025) Background Peak Hour Operation
Intersection
Movement
Level of Service
AM
PM
West Elizabeth/City Park
B-(signal)
EB LT
A
B
EB T/RT
A
A
EB APPROACH
A
B
WB LT
A
A
WB T/RT
A
B
WB APPROACH
A
-
NB LT
A
A
NB T/RT
A
A
NB APPROACH
A
A
SB LT
A
A
SB T/RT
A
A
SB APPROACH
A
A
OVERALL
A
B
West Elizabeth/Shields
(signal)
EB LT
C
D
EB Urr
C
D
EB RT
C
D
EB APPROACH
C
D
WB LT
D
D
WB T/RT
D
D
WB APPROACH
D
D
NB LT
A
E
NB T/RT
B
B
NB APPROACH
B
C
SB LT
A
B
SB T
B
D
SB RT
A
C
SB APPROACH
B
D
OVERALL
B
D
18
TABLE 3
Short Range (2008) Background Peak Hour Operation
Intersection
Movement
Level of Service
AM
PM
West Elizabeth/City Park
(signal)
EB LT
A
B
EB T/RT
A
B
EB APPROACH
A
B
WB LT
A
q
WB T/RT
A
B
WB APPROACH
A
B
NB LT
q
A
NB T/RT
A
q
NB APPROACH
A
A
SB LT
A
A
SB T/RT
A
A
SB APPROACH
A
q
OVERALL
A
A
West Elizabeth/Shields
(signal)
EB LT
C
D
EB LT/T
C
D
EB RT
C
D
EB APPROACH
C
D
WB LT
D
p
WB T/RT
D
D
WB APPROACH
D
D
NB LT
A
E
NB T/RT
B
B
NB APPROACH .
B
C
SB LT
A
B
SB T
B
D
SB RT
B
SB APPROACH
B
EC
C
OVERALL
B
C
17
Signal Warrants
Signal Warrants were not analyzed in this TIS. The West
Elizabeth/City Park and West Elizabeth/Shields intersections are
signalized. The two site access intersections do not meet signal
spacing requirements.
Operation Analysis
Capacity analyses were performed at the key intersections. The
operations analyses were conducted for the short range and long range
analysis reflecting a year 2008 and 2025, respectively. Given that the
two major intersections are already signalized, it is not likely that
they would be considered for roundabout control. The City Traffic
Engineer agreed that roundabout analyses would not be required at these
intersections.
Using the traffic volumes shown in Figure 5, the key intersections
operate in the short range (2008) background condition as indicated in
Table 3. Calculation forms for these analyses are provided in Appendix
C. All the key intersections will operate acceptably.
Using the traffic volumes shown in Figure 6, the key intersections
operate in the long range (2025) background traffic future as indicated
in Table 4. Calculation forms for these analyses are provided in
Appendix D. All the key intersections will operate acceptably.
Using the traffic volumes shown in Figure 8, the key intersections
operate in the short range (2008) total traffic future as indicated in
Table 5. Calculation forms for these analyses are provided in Appendix
E. All the key intersections will operate acceptably.
Using the traffic volumes shown in Figure 9, the key intersections
operate in the long range (2025) total traffic future as indicated in
Table 6. Calculation forms for these analyses are provided in Appendix
F. All the key intersections will operate acceptably.
Geometry
Figure 10 shows a schematic of the short range
range (2025) geometry. This is the current geometry.
Fort Collins, left -turn lanes are required on arterial
is already a two-way left -turn lane (TWLTL) striped
segment of West Elizabeth Street. It is recommended
striping remain. The number of left -turns in and out
driveways fit the guideline warrants for application of
"Intersection Channelization Design Guide," NCHRP 279.
(2008) and long
In the City of
streets. There
median in this
that the TWLTL
of the various
a TWLTL in the
16
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35l75
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O
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N N
30/20
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20/20
` 60/40 1 t r
6601710 - - I I
2o 0 r
0/20
in O o
�- Z N
West
Elizabeth
Street
+— AM/PM
Rounded to Nearest
5 Vehicles
LONG RANGE (2025) TOTAL
PEAK HOUR TRAFFIC
N
Lo
Ln Kr�- N
v � o
`r 5/10
10/60
10/95
245/330 1
40/35 -
325/340 OD 19T m o
N (O
T M
O
T
Figure 9
15
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ca
a
w
1 � 1 55/80
N C° v --o— 1651660
1 i 35/70
60/60 ---)/ 1 f
585/525 — I I
0 0 LO
50175 —�
to
N
I,-
0
N
O N
30/20
1015
0/15 f
NOM.
0/10 N o
m
m U.) 25/45
cNI Z v �- 200/730
1 \ 20120
I f West
60/40
605/645 — Elizabeth
20/20 —� Street
in O 'O
Z N
---a-- AM/PM
Rounded to Nearest
5 Vehicles
SHORT RANGE (2008) TOTAL
PEAK HOUR TRAFFIC
4-
N
U)
r
O
O r
aD O
Q � u)
oCO 5/10
c000
-- 10/55
10/90
2301305 1 f
35/30 — LO u-) to
300/315 LO M rn Lo
LO ov LO
00
Figure 8
14
M
o 5/3
8/5
4/3
14/12 i
7/7 m c\
N 28/20
OD
0
4/3
17/17
4/3 —m--
20/17
I v
Lo
o
N
--a-- AM/PM
co
(A
N
t
0
West
th Street
12/8 1
0/1 o
12/8 o
N
SITE GENERATED PEAK HOUR TRAFFIC Figure 7
13
to 0 m
IN t0 tV
Q
Y
co
CU
a.
-v
50/80
170f710
i— 30170
65/65 --f 1 f r
620/560 — O O 0
50/75 —y 0
N O O
N 1l- LO
u
West Elizabeth Street
- AM/PM
Rounded to Nearest
5 Vehicles
LONG RANGE (2025) BACKGROUND
PEAK HOUR TRAFFIC
N
LO
LO IT
o
5/10
O °CV)
' 10/60
10195
235/320 1 4
40/35 —� o
310/330 r�^i o
to O
O
Figure 6
12
�,
N Co 50/75
`~ `, T �-155/655
l� 30/65
60/60 --)f '**] t r
570/515 0 0 0
45/70 Q o_ o_
NU') o
co uo
West Elizabeth Street
--a— AM/PM
Rounded to Nearest
5 Vehicles
SHORT RANGE (2008) BACKGROUND
PEAK HOUR TRAFFIC
41
N
0
T
0 0
� LO
;n m o 5/10
°' � 10/55
10/90
220/295 --1' 1 f r
35/30 — U') to to
285/305 Q rn LO
o v `O
0
Figure 5
11
35%/30%
u
SITE
TRIP DISTRIBUTION
West Elizabeth Street
Residential/Commercial
0
U)
0
0
N
A&
N
10%/0%
---------- *�
Figure 4
10
TABLE 2
Daily and Peak Hour Trip Generation
Code
Use
.
Size..
. ` ..
AWDTE
AM Peak Hour
PM Peak Hour .
.. Ram
`.Trips
Race
In. -
Rate ...
Put ,:.
Rate
. Rate
.Out .
220
Aparbnent
33 D.U.
6.72
220
0.10
3
0.41
14
0.40
13
0.22
7
935
Sit -Down Restaurant
4.05 KSF
127.15
510
5.99
24
5.53
22
6.66
27
4.26
17
935
Sit -Down Restaurant
2.8 KSF
127.15
360
5.99
17
5.53
15
6.66
19
4.26
12
933
Table 4
Sandwich Shop
1.9 KSF
716
1360
20
1 t„12
21
6.76
13
6.24
12
933
Table 2
Coffee
1.25 KSF
716
900
37.25
47
35.78
45
14.97
19
13.82
17
814
Retail
10.4 KSF
44.32
460
0.38'
4
0.30'
3
1.19
12
1.52
16
BikeMalk Reduction
40%
1510
47
48
42
33
Total
1
2300
68
72
61
48
v.co VL rm redx xace5/Neverse Directionai Distribution
** Derived From Table 4 PM -Regular Fast -Food w/o Drive-Thru (Ratio)
West Elizabeth Street
14
N
SCALE 1" = 60'
SITE GENERATED PEAK HOUR TRAFFIC Figure 3
8
III. PROPOSED DEVELOPMENT
The Campus West Redevelopment is located in the southeast
quadrant of the West Elizabeth/City Park intersection in Fort Collins.
Figure 3 shows a site plan of the Campus West Redevelopment. The
short range analysis (year 2008) includes development of the Campus
West Redevelopment and an appropriate increase in background traffic
due to normal growth and other potential developments in the area.
The long range analysis year is 2025.
Trip Generation
Trip generation is important in considering the impact of a
development such as this upon the existing and proposed street system.
A compilation of trip generation information contained in Trip
Generation, 7th Edition, ITE, was used to estimate trips that would be
generated by the proposed/expected uses at this site. This site being
close to the Colorado State University campus, a reduction (40%) was
taken for the trips that are expected to walk or bike to and from this
site. Table 2 shows the expected trip generation on a daily and peak
hour basis.
Trip Distribution
Trip distribution for the Campus West Redevelopment was estimated
using knowledge of the existing and planned street system, development
trends, and engineering judgment. Figure 4 shows the trip
distribution used for the peak hour traffic assignment. The trip
distribution was discussed and agreed to in the scoping meeting.
Background Traffic Projections
Figures 5 and 6 show the respective short range (2008) and long
range (2025) background traffic projections. Background traffic
projections for the short range future horizon were obtained by
reviewing the NFRRTP.
Trip Assignment
Trip assignment is how the generated and distributed trips
expected to be loaded on the street system. The assigned trips
the resultant of the trip distribution process. Figure 7 shows
site generated peak hour traffic assignment of the Campus
Redevelopment site. Figures 8 and 9 show the respective short
(2008) and long range (2025) total (site plus background)
traffic at the key intersections with the development of
West Redevelopment. Since Colorado State University was on
break when this TIS was begun, the peak hour traffic
accesses near the Campus West Redevelopment were derived
Generation, 7th Edition, ITE, per the existing land uses.
are
are
the
West
range
peak hour
the Campus
Christmas
volume on
from Trip
TABLE 1
Current Peak Hour Operation
Intersection
Movement
Level of Service
AM
PM
West Elizabeth/City Park
(signal)
EB LT
A
B
EB T/RT
A
B
EB APPROACH
A
B
WB LT
A
A
WB T/RT
A
B
WB APPROACH
A
IF -
NB LT
A
A
NB T/RT
A
A
NB APPROACH
A
A
SB LT
A
A
SB T/RT
A
A
SB APPROACH
A
A
OVERALL
A
A
West Elizabeth/Shields
(signal)
EB LT
C
D
EB LT/T
C
D
EB RT
C
D
EB APPROACH
C
D
WB LT
D
D
WB T/RT
D
D
WB APPROACH
D
D
NB LT
A
E
NB T/RT
B
B
NB APPROACH
B
C
SB LT
A
B
SB T
B
C
SB RT
A
C
SB APPROACH
B
C
OVERALL
B
C
>
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Q
iv
Y
U)
cN
d
N
a
a)
U
cl)
(D o
C 46173
N v cv) 154/643
f / � 26/64
59/59 1
560/506 — O
45/68 °' I
co
N QD R
West Elizabeth Street
-�*-- AM/PM
RECENT PEAK HOUR TRAFFIC
5
N
� rn
c) m 3/9
7/52
9/86
214/288 1 f r
34/29 — OD rn
282/298 M � L
O O
co
Figure 2
through/right-turn lane. Shields Street southbound has a left -turn
lane, two through lanes and a right -turn lane. The existing speed limit
in this area of Shields Street is 30 mph.
Existing Traffic
Recent peak hour traffic counts at the key existing intersections
are shown in Figure 2. The traffic data for the West Elizabeth/City
Park and West Elizabeth/Shields intersections was collected in March
and February 2005, respectively, by the City of Fort Collins. Raw
traffic counts are provided in Appendix A.
Existing Operation
The counted intersections were evaluated using techniques provided
in the 2000 Highway Capacity Manual. Using the peak hour traffic shown
in Figure 2, the peak hour operation is shown in Table 1. Calculation
forms are provided in Appendix B. The key intersections operate
acceptably overall during both the morning and afternoon peak hours.
The Campus West Redevelopment site is in an area termed "commercial
corridor." In "commercial corridors," acceptable overall operation at
signalized intersections during the peak hours is defined as level of
service D or better. At signalized intersections, acceptable
operation of any leg and any movement is level of service E. At
unsignalized intersections, in commercial corridors, there is no minimum
level of service criteria. In such areas, it is expected that there
would be substantial delays to the minor street movements during the
peak hours. This is considered to be normal in urban areas. A
description of level of service for signalized and unsignalized
intersections from the 2000 Highway Capacity Manual and a table showing
the Fort Collins Motor Vehicle LOS Standards (Intersections) are also
provided in Appendix B.
Pedestrian Facilities
Sidewalks exist adjacent to existing developments on all area
streets. There are pedestrian crosswalks and ramps at the West
Elizabeth/City Park and West Elizabeth/Shields intersections. This
site is within 1320 feet of: existing residential areas,
commercial/retail uses, and office uses.
Bicycle Facilities
There are bicycle facilities along West Elizabeth Street and
Shields Street.
Transit Facilities
This area is served (within 1320 feet) by transit routes 2, 3, 6,
and 11.
4
Plum Street
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West Elizabeth Street
J
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Campus 11
West
Redevelop
SITE LOCATION
University Avenue
ent
Springfield Drive
'AI ALL: 1 "=SUU
Figure 1
3
II. EXISTING CONDITIONS
The location of the Campus West Redevelopment is shown in Figure
1. It is important that a thorough understanding of the existing
conditions be presented.
Land Use
Land uses in the area are primarily commercial or residential.
There are commercial uses to the north, east, and west of the site.
There are residential uses to the north and south of the site. The
center of Fort Collins lies to the east of the proposed Campus West
Redevelopment. Campus West Redevelopment is in a commercial
district/corridor.
Roads
T The primary streets near the campus West Redevelopment site are
West Elizabeth Street, City Park Avenue, and Shields Street. The
following descriptions are based upon a site visit and review of the
Fort Collins Master Street Plan.
West Elizabeth Street is to the north (adjacent) of the Campus
West Redevelopment site. It is classified as a four -lane arterial
according to the Fort Collins Master Street Plan. Currently, West
Elizabeth Street has a four -lane cross section in this area. At the
West Elizabeth/City Park intersection, West Elizabeth Street has an
eastbound and westbound left -turn lane, a through lane in each
direction, and a through/right-turn lane in each direction. The West
Elizabeth/City Park intersection is signalized. At the West
Elizabeth/Shields intersection, West Elizabeth Street eastbound has a
left -turn lane, a left-turn/through lane and a right -turn lane. The
westbound leg of the West Elizabeth/Shields intersection is the Moby
Arena Parking lot. This leg has a westbound left -turn lane and a
through/right-turn lane. The West Elizabeth/Shields intersection is
signalized. The existing speed limit in this area of West Elizabeth
Street is 30 mph.
City Park Avenue is to the west (adjacent) of the Campus West
Redevelopment site. It is classified as a local street according to the
Fort Collins Master Street plan. Currently, City Park Avenue has a two-
lane cross section. At the West Elizabeth/City Park intersection, City
Park Avenue has a northbound and southbound left -turn lane and a
through/right-turn lane in each direction. The existing speed limit in
this area of City Park Avenue is 25 mph.
Shields Street is to the east of the Campus West Redevelopment
site. It is classified as a four -lane arterial according to the Fort
Collins Master Street plan. Currently, Shields Street has a four -lane
cross section. At the West Elizabeth/Shields intersection, Shields
Street northbound has a left -turn lane, a through lane, and a
I. INTRODUCTION
This full transportation impact study (TIS) addresses the
capacity, geometric, and control requirements at and near the proposed
Campus West Redevelopment. The proposed Campus West Redevelopment is
located in the southeast quadrant of the West Elizabeth/City Park
intersection in Fort Collins, Colorado.
During the course of the analysis, numerous contacts were made
v-d th the —niont planner /K \
�-- r� �enney & Ts �au50Cia+�.2S, , project engineer (Messer
Engineering Associates), and the City of Fort Collins staff. This study
generally conforms to the format set forth in the Fort Collins
transportation impact study guidelines as contained in the "Larimer
County Urban Area Street Standards" (LCUASS). A Base Assumptions Form
and related information are provided in Appendix A. The study involved
the following steps:
- Collect physical, traffic, and development data;
_ - Perform trip generation, trip distribution, and trip assignment;
- Determine peak hour traffic volumes;
- Conduct capacity and operational level of service analyses on key
intersections;
- Analyze signal warrants;
- Conduct level of service evaluation of pedestrian, bicycle, and
transit modes of transportation.
1
LIST OF FIGURES
Figure
Page
1.
Site
Location ........................................
3
2.
Recent Peak Hour Traffic
5
.............................
3_
Site
Plan ........
^
4.
Trip
Distribution ....................................
10
5.
Short
Range (2008) Background Peak Hour Traffic ......
11
6.
Long
Range (2025) Background Peak Hour Traffic .......
12
7.
Site
Generated Peak Hour Traffic .....................
13
8.
Short
Range (2008) Total Peak Hour Traffic ...........
14
9.
Long
Range (2025) Total Peak Hour Traffic ............
15
10.
Short
Range (2008) and Long Range Geometry ...........
21
APPENDIX
A Base Assumptions Form/Peak Hour Traffic Counts
B Current Peak Hour Operation/Level of Service Descriptions
C Short Range Background Traffic Operation
D Long Range Background Traffic Operation
E Short Range Total Traffic Operation
F Long Range Total Traffic Operation
G Pedestrian Level of Service Worksheets
TABLE OF CONTENTS
Page
I.
Introduction
1
.........................................
II.
Existing Conditions ..................................
2
LandUse
.............................................
2
Roads................................................
2
Existing Traffic .....................................
4
Existing Operation ...................................
4
Pedestrian Facilities ................................
4
_
Bicycle Facilities ...................................
4
Transit Facilities ...................................
4
III.
Proposed Development .................................
7
TripGeneration .......................................
7
Trip Distribution ....................................
7
Background Traffic Projections .......................
7
Trip Assignment ......................................
7
Signal Warrants ......................................
16
Operation Analysis ...................................
16
Geometry .............................................
16
Pedestrian Level of Service ..........................
22
Bicycle Level of Service .............................
22
Transit Level of. Service .............................
22
IV.
Conclusions ..........................................
23
LIST OF TABLES
Table
Page
1.
Current Peak
Hour
Operation ..........................
6
2.
Trip
Generation
......................................
9
3.
Short
Range
(2008)
Background
Peak Hour Operation ....
17
4.
Long
Range
(2025)
Background
Peak Hour Operation .....
18
5.
Short
Range
(2008)
Total Peak
Hour Operation .........
19
6.
Long
Range
(2025)
Total Peak
Hour Operation .........
20
r
CAMPUS WEST REDEVELOPMENT
TRANSPORTATION IMPACT STUDY
FORT COLLINS, COLORADO
DECEMBER 2005
Prepared for:
Kenney & Associates
209 East 4t' Street
Loveland, Co 80537
Prepared by:
DELICH ASSOCIATES
2272 Glen Haven Drive
Loveland, CO 80538
Phone: 970-669-2061
FAX: 970-669-5034