WELL MAINENTANCE: When a well-water supply system has been running flawlessly, there is a tendency for homeowners to forget that just like any other mechanical equipment in the house, the well equipment needs periodic maintenance and replacement. A lack of maintenance can lead to a sudden loss of the water supply -- one thing a homeowner certainly does not want to have to live without for even a short period of time. But with regular preventive maintenance, maximum reliability can be achieved. Prompt attention to changing conditions is important. If unusual noises or irregular flow conditions occur, it is best to have the system checked out as soon as possible. The effort to perform maintenance or servicing will vary with the type equipment involved. Many private water supply systems now use a submersible pump located at the bottom of the well. If problems with this type pump are encountered the pump may have to be pulled up from the base of the well. However, these units are durable and under normal circumstances can operate trouble-free for relatively long periods of time.

Others pumps are located above the well (typically in a well house or utility area). These pumps can be heard when they operate and may require more maintenance than a submersible pump; however, they are usually readily accessible if repairs are needed. Regardless of the type pump, water is usually pumped into a tank for water storage and pressurization purposes. The water in the tank ensures a small volume of water is always on hand so that the pump does not have to turn on each time a faucet is opened. The pressure of the water flow throughout the water distribution system is controlled by an automatic switch located at the storage tank. These storage tanks are designed to contain water as well as some air to help regulate the water pressure. Since water cannot be compressed, the compressible air provides a cushion to help regulate the water pressure for distribution throughout the house. Without this water storage capacity and air cushion, the pump would turn on and off on a regular basis, causing extra wear, while providing water at widely fluctuating pressures. In old tanks, over time, the air can be absorbed in the water, allowing the tank to become waterlogged. If the pump short-cycles on and off, the tank may simply need some air. Draining water from this type tank will recharge the tank with air. New tanks contain a membrane or bag to keep the water separate from the air. These are referred to as captive air or bladder tanks. Other tanks have a rubber diaphragm (wafer) that floats on the water while acting as a barrier between the water and tank. Both these type tanks usually have valve stems similar to the ones found on automobile’s tires that can be used to regulate the pressure. Occasionally, these membranes rupture and must be replaced but otherwise they provide for more uniform operation than the basic tank. Even if your well system appears to be operating properly, it would be prudent to have it checked and serviced by a qualified serviceperson every few years. The well water should also be tested periodically to ensure suitable water quality conditions are maintained.*

*HMA Franchise Systems, Inc.

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LAND USE CODE: After 5 long years of work, debate, praise and complaints county commissioners have approved a sweeping revisison to the county's land use code that seeks to clarify rules for development as our area confronts a period of unprecedented growth.

The document is 444 pages and codifies maps that divide the county into 10 districts and establishes zoned use for eight of those districts.

Proponents of the code praise it for eliminating months of uncertainty from the permitting process of home builders and for striving to preserve the area's natural beauty. They have point.

Critics say it represents an unwarranted intrusion on the rights of private property owners and fails to live up to its goal of simplifying and clarifying the process. At 444 pages - they also have a point.

The new code is effective January 7, 2008. It will be interesting to watch and participate in the process.

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HILLSIDE DEVELOPMENT: When our new City Council first met last April, councilors made it a priority to create hillside and ridge line development regulations.

On Thursday, the city planning staff presented a draft of the proposed Interim Hillside Regulation Ordinance for public input to the council.

The regulations would require staff review of projects of existing single and two-family structures, existing multifamily homes and nonresidential structures and all new subdivisions on slopes 20 percent or greater. Multifamily homes and nonresidential building proposed for hillsides with a 30 percent slope or higher would require a Conditional Use Permit with approvals by the Planning Commission and City Council.

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RUMBLE: We're hearing a rumble in the air, a vibration of the ground. It begins during the early days of summer and increases steadily through August until labor day when all hell breaks loose. It's motorcycle rally time, labor day weekend, in Southwest Colorado.

The biggest event is likely to be Ignacio Bike Week which picks up where the Iron Horse Motorcycle Rally and Rally in the Rockies left off. Organizers are promising everything that makes a rally a rally, vendors, beer gardens, rock concerts, competitions and a Harley Davidson motorcycle giveaway. Best of all, this rally is free.

Last year, after Rally in the Rockies failed, the Ignacio Chamber, with only six weeks to plan, picked up the slack and drew 10,000 bikers to town. This year, they expect 20,000 bikers to rumble into Ignacio, Durango and the Four Corners.

Welcome bikers, welcome - ride safe, be safe & spend lots of money!

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WATER: It seems like we discuss water more than any other issue. It's that important! Given the rapid growth we've experienced and the drought prone nature of our region, La Plata County commissioners are considering tougher standards for proving the existence of adequate long-term water supplies for new developments. The standards, when finalized, will become a part of the county's land use code.

All new subdivisions, except very small ones, would be required to conduct groundwater studies to demonstrate that the total amount of water the development will pull from the aquifer will not exceed the rate that it is recharged.

We support the county on this one but keep in mind - another regulation & higher standards - another blow to affordable housing.

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VACATION RENTALS: A relatively new ordinance is sending a not-so-subtle reminder to Durango entrepreneurs who cash in on the city's lucrative vacation home rental market: Tourism may be Durango's lifeblood, but people live here too.

In April, city councilors passed a new law requiring a homeowner obtain a permit to rent out a private home for fewer than 28 days. The ordinance is a result of rising complaints by neighbors. One property in particular spurred the planning commission to propose the ordinance.

The ordinance require homeowners to post information inside the home about trash collection, the number of allowed guests, noise restrictions and parking regulations. Permits are based on neighborhood density zoning and can cost between $50 and $150 depending on the property location. The ordinance also requires permit holders to pay sales tax.

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XERISCAPE: The term "xeriscape," coined in 1981, is a combination of the Greek work "xeros," which means "dry," and the modern work "landscape." It technically is a registered trademark of Denver Water, the water utility for the city and county of Denver, but has fallen into common usage in recent years. The term came out of a task force that included Denver Water as well as members of academia and green industries. The task force came up with seven principles of landscaping to conserve water and protect the environment. Since then, cities and counties in the Western and Southern United States have adopted the principles and now require developers to follow them.

According to Xeriscape Colorado, a program of the Colorado Waterwise Council, more than 50 percent of residential water goes to landscaping and lawns throughout most of the Western United States. However, xeriscaping measures such as reducing water waste, using proper irrigation techniques, and using native and low-water plants, can reduce water usage by 60 percent or more. Futhermore, according to Xeriscape Colorado, a good xeriscape can increase property value by 15 percent and reduce water and maintenance costs by as much as 60 percent.

For more information on xeriscape, check out http://www.xeriscape.org/.

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THE ANIMAS: The City Council imposed moratorium on construction along the Animas River should conclude at the end of November when new standards will be in place according to Planning Director Greg Hoch.

The city will likely prohibit ground-floor residential units along the River Trail and will likely examine building size and how buildings look from the river rather than focusing solely on how they look from Camino del Rio.

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BUSY, BUSY: Summer's in full swing, properties are selling and we're showing new buyers every day. But life in Durango is more than business - it's a lifestyle.

Each Wednesday evening this summer Fort Lewis College has presented, courtesy of its President, movies filmed in and around Durango. Shown outdoors under a tent (with free popcorn) we've been treated to The Naked Spur, Support Your Local Gunfighter, Vacation and next week City Slickers. In addition, Music In The Mountains offers some of the best classical listening to be found anywhere.

Fishing is off, the river is muddy due to mudslides in the high country but the weather is perfect for golf.

And, the garden is coming in; fresh lettuces, radishes, mellons, green beans and jalapenos plus a bumper crop of tomatoes. Canning green beans and peppers has begun and soon tomatoes and salsa will follow.

Whew! What a place to live.

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CONDOMINIUM INSURANCE: If you're thinking of buying a condominium, you'll likely have to join a condominium association. These associations have insurance, but what do they cover?

Basically, the association's insurance covers the condominium building, commonly owned property and liability for the association. But that insurance does not cover losses to your unit, such as those resulting from a burglary or water damage. It also won't provide liability coverage for injuries in your unit, such as if someone slips on your bathroom floor.

That's why you should consider a condominium insurance policy. This coverage can protect you from losses to your personal property and the interior of your unit, and it will provide you with liability protection for bodily injury or property damage to others.

Keep in mind that virtually everything you put in your condo - including furniture, personal items and so on - is your responsibility. You need to know the total value of these belongings so you can get the appropriate amount of coverage.

Let us know if we can assist with your Durango real estate needs.

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HOUSING: La Plata County Commissioners are looking at a possible ordinance that would have developers pay fees that would go toward providing affordable housing in the area. The Regional Housing Authority on Tuesday presented commissioners with a draft "Fair Share Housing Ordinance."

The fees are a way that resort communities have found to provide affordable housing where high-end homes have driven up property values, pricing people who build the homes and provide services in the community out of the market.

The City of Durango is also considering a "Fair Share" ordinance. The city's plan would focus on requiring a certain number of affordable homes with new developments. But the ordinance proposed to the county would charge them fees that would go toward helping people find housing near existing population centers, such as Durango, Bayfield and Ignacio.

Commissioners said they needed time to review the proposal and instructed county staff to evaluate the legalities of enacting such an ordinance.

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